Page 1

Agenda

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TOWN OF

STONY PLAIN

Regular Council Meeting Agenda Monday, December 10, 2018 at 6:00 p.m. Town of Stony Plain Council Chambers 4905 — 51 Avenue

1.

Call to Order

2.

Adoption of Agenda

3.

Public Input Session

4.

Presentations and Delegations - NIL

5.

Statutory Public Hearing - NIL 5.1 5.2

6.

Tussic Municipal Development Plan Amendment Tussic Area Structure Plan

Adoption of Council Minutes 6.1 6.2

Regular Council Meeting — November 26, 2018 Governance & Priorities Meeting — December 3, 2018

7.

Council Boards, Commissions & Committee Minutes - NIL

8.

Bylaws 8.1 8.2 8.3 8.4 8.5 8.6

9.

2597/D&P/18 — Amend Municipal Development Plan 2013 for the Tussic Area Structure Plan — 2nd Reading 2598/D&P/18 — Adopt Tussic Area Structure Plan — 2"d Reading 2591/PS/18 — Community Standards Bylaw — 2"d & 3rd Reading 2599/UTIL/18 — Utility Bylaw —1St, 2nd & 3rd Reading 2600/S/18 — Solid Waste Management Bylaw —1St, 2nd & 3rd Reading 2602/LIC/18 — Business License Bylaw — 1", 215d & 3rd Reading

Business Items 9.1 9.2 9.3 9.4

Downtown Redevelopment Stony Plain Public Library Funding Request Council Procedural Bylaw Updates Planning and Development Guiding Documents Policy

10.

Information Items - NIL

11.

Council Discussion

12.

Closed Meeting - NIL

13. Adjournment

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Public Input Session

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3. PUBLIC INPUT SESSION Public Input Session may or may not have items included in the agenda package. The intent of the Public Input Session is to allow the public to address Council on matters of interest that are not already being addressed in the Council meeting or other boards and commissions that Council is part of.

The Public Input Session will run from 6:00 p.m. to 6:15 p.m., following the adoption of the agenda.

It is recommended that people pre-register for this session to Leanne Carpenter; however, pre-registration is not mandatory.

Participants will be allowed to address Council on a first come, first served basis.

Participants are asked to print their name on the sign in sheet prior to addressing Council.

When the allotted time has been used up Council will proceed with the meeting regardless if all wishing to address Council have spoken or not.

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Presentations & Delegations

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Statutory Public Hearing

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4. PUBLIC HEARINGS ALWAYS INCLUDE A COPY OF THIS SHEET (ON COLORED PAPER) AT THE BEGINNING OF SECTION WHEN THERE IS PUBLIC HEARINGS

Public Hearing Process — Chairman's Guide

1. The Chair calls the Hearing to Order 2. The Chair advises that this hearing is a formal hearing and records are being kept of the proceedings 3. The Chair advises everyone that this will be everyone's only opportunity to comment on the proposed bylaw 4. The Chair states the purpose of this hearing 5. Council will hear an overview and summary of the proposed bylaw from Administration as well as any written submissions received prior to the hearing 6. The Chair then outlines the Hearing Procedure as follows: •

The Applicant will be given the opportunity to speak first

Then all those in favour of the proposal ✓ Council may ask questions of any presenters at this point

Then all those not in favour of the proposal ✓ Council may ask questions of any presenters at this point

Then all those that wish to make general comments ✓ Council may ask questions of any presenters at this point

"Reminder for all those wishing to make a presentation to identify themselves for the record." •

Everyone has approximately 5 minutes to provide their submission exclusive of the time taken for Council questions

Please address your remarks to the Chair

As Chairman I will strictly enforce the rules of procedure

The Applicant will be given the opportunity to make closing comments

Then the Chairman will declare the Hearing closed

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TOWN OF

AGENDA ITEM NO.:

STONY PLAIN

5.1

TOWN OF STONY PLAIN COUNCIL AGENDA REQUEST FOR DECISION

PUBLIC HEARING

COUNCIL MEETING DATE: December 10, 2018

ITEM DESCRIPTION OR TITLE Tussic Municipal Development Plan Amendment, Public Hearing Bylaw 2597/D&P/18 to amend Municipal Development Plan 2013 for the Tussic Area Structure Plan RECOMMENDATION Not applicable, the decision is to be addressed as part of the Bylaws section of the Regular Council Meeting Agenda. STRATEGIC PLAN

engaged

open efficient

ADVOCACY

we have 712,ANSPARCNI responsible governance ,duntable ATTRACr

connected

SUStdir

"t.

e

cot partnershiz-

we have economic opportunity

stable

culture

we are a community

OfvEk.Pii PMITOPATORY

job creation

belonging s,d

sYnorgi*s

A:_ ACCFSSeat E

future

fisca ly re‘POrs

net&

41gr-ied

programming monitor

we are

supported by our infrastructure

we are environmentally friendly

CONNICILD RDiEWID

protective._ ,NTEGRATED

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TOWN OF

AGENDA ITEM NO.:

STONY PLAIN

5.1

BACKGROUND The Town has received an application to adopt a new area structure plan for the S 'A Sec 30-52-27-W4M, the Tussic Area Structure Plan. As part of the application, Administration has required them to apply to amend Bylaw 2489/D&P/13 Uniquely Stony Plain: Municipal Development Plan 2013 to ensure conformity among the statutory plans. The Municipal Development Plan (MDP) designates SW 1/4 Section 30-52-27 W4M for future residential development, as proposed in the Tussic Area Structure Plan, and is part of the MDP's growth management strategy. SE 1/4 Section 30-52-27 W4M is however not part of the strategy and is considered a future urban development area. This means that this area is "to remain as existing uses, agricultural uses or other development uses that do not require major buildings or services." The proposed amendment to the MDP will redesignate SE 1/4 Section 30-52-27 W4M to the same designation of SW 1/4 Section 30-52-27 W4M through three map changes to the MDP. Specifically, this entails: • changing the area of SE 1/4 Section 30-52-27 W4M from a Future Urban Development Area to a Residential Area in Figure 1: Urban Growth Pattern; • adding the area of SE 1/4 Section 30-52-27 W4M to New Residential Development in Figure 2: Growth Management Strategy; and • changing the area of SE 1/4 Section 30-52-27 W4M from Areas of Future Urban Development to Areas of Future Urban Residential in Figure 3: Future Land Use. Both bylaws associated with the Tussic Area Structure Plan, the amendment to the MDP and the adoption of the new area structure plan, are being processed concurrently. See the Public Hearing Report for Bylaw 2598/D&P/18 and its attachments for more details. COMMUNICATIONS With the direct association between this bylaw and Bylaw 2598/D&P/18 to adopt the Tussic Area Structure Plan, see the Council report for Bylaw 2598/D&P/18 for information on how this bylaw is being communicated. PUBLIC PARTICIPATION With the direct association between this bylaw and Bylaw 2598/D&P/18 to adopt the Tussic Area Structure Plan, see the Council report for Bylaw 2598/D&P/18 for information on what public participation is being done regarding this bylaw. IMPLICATIONS OF DECISION N/A

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TOWN OF

AGENDA ITEM NO.:

STONY PLAIN --RN.

5.1

FINANCIAL IMPLICATIONS N/A POLICY AND/OR LEGISLATIVE IMPLICATIONS Municipal Government Act Sections 187 to 191, 230, 606, 622, 632, 636, 637, 638, 669 and 708; Land Use Policies, Order in Council 522/96 Pursuant to Section 622 of the Municipal Government Act,; Edmonton Metropolitan Region Board Regulation, Alberta Regulation 189/2017, Pursuant to Section 708 of the Municipal Government Act; and Municipal Development Plan Bylaw 2489/D&P/13 Uniquely Stony Plain: Municipal Development Plan 2013 ATTACHMENTS 1. 2.

Bylaw 2597/D&P/18 — amendment to the Municipal Development Plan for the Tussic Area Structure Plan Memorandum Report for the Stony Plain Municipal Development Plan Amendment for the Tussic Area Structure Plan

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TOWN OF

AGENDA ITEM NO.:

STONY PLAIN

5.1

REVIEWED AND APPROVED FOR SUBMISSION TO COUNCIL

PREPARED BY: SUSTAINABILITY PLANN

MANAGER APPROVED: MANAGER OF PLANNING DEVELOPMENT

FINAL REVIEW: GENERAL MANAGER p, F PLA G AND RASTRUCTURE

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BYLAW 2597/D&P/18

BEING A BYLAW OF THE TOWN OF STONY PLAIN IN THE PROVINCE OF ALBERTA FOR THE PURPOSE OF AMENDING UNIQUELY STONY PLAIN: MUNICIPAL DEVELOPMENT PLAN 2013 BYLAW 2489/D&P/13 FOR THE TUSSIC AREA STRUCTURE PLAN WHEREAS Section 632(1) the Municipal Government Act 2000 requires a council of a municipality to adopt a Municipal Development Plan; AND WHEREAS Section 191 of the Municipal Government Act 2000 enables Council to amend or repeal a bylaw; NOW THEREFORE, the Council of the Town of Stony Plain in the Province of Alberta, pursuant to authority conferred upon it by the Municipal Government Act, RSA, 2000 enacts as follows: 1. That this Bylaw 2597/D&P/18 be cited as "'Uniquely Stony Plain: Municipal Development Plan 2013, First Amendment." 2. That the area of SE V4 Section 30-52-27 W4M be changed: from a Future Urban Development Area to a Residential Area in Figure 1: Urban Growth Pattern. 3. That the area of SE 1/4 Section 30-52-27 W4M be added to New Residential Development in Figure 2: Growth Management Strategy, 4. That the area of SE'A Section 30-52-27 W4M be changed from Areas of Future Urban Development to Areas of Future Urban Residential in Figure 3: Future Land Use. 5. If any portion of this bylaw is declared invalid by a court of competent jurisdiction, then the invalid portion must be severed and the remainder of the bylaw is deemed valid. 6. That this bylaw shall come into force and take effect upon the date of third reading and signing in accordance with the Municipal Government Act. Read a first time this 9th day of October, 2018. Mayor William Choy

Jen Boleski, CPA, CA General Manager of Corporate Services

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Public Hearing held on the 10th day of December, 2018. Read a second time this 10th day of December, 2018. Read a third time this

day of

, 2019. Mayor William Choy

Jen Boleski, CPA, CA General Manager of Corporate Services

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parioplan President: Armin A. Preiksaitis SEC. 1-2PP, FCC,

Our File No: 15 - 014

August 7, 2018

â–ş REPORT MEMORANDUJ M Tussic Area Structure Plan Stony Plain Municipal Development Plan Amendment

EMAILED Attention:

Miles Dibble Sustainability Planner 4905-51 Avenue Stony Plain, AB T7Z 1Y1

Dear Mr. Dibble: RE: Memorandum Report on the Town of Stony Plain Tussic Area Structure Plan's required changes in Municipal Development Plan Amendment.

The proposed Tussic Area Structure Plan (TussicASP) encompasses 129.5 hectares (320.0 acres) of land located at S 1/2 Section 30-52-27 W4M within the southeast part of the town of Stony Plain. This Plan was created in accordance with Section 633 of the Municipal Government Act with the purpose to provide a planning framework for the orderly and effective development of the Tussic neighbourhood. The Tussic neighbourhood design builds upon the foundations and policy directions found in the Edmonton Metropolitan Regional Growth Plan (EMRGP) and the Stony Plain Municipal Development Plan, Bylaw 2489/D&P/13 (Stony Plain MDP). These policy directions have been summarized and applied to the TussicASP.

Based upon our previous communication, the amendment to the Stony Plain MDP will be prepared by the Town of Stony Plain's Administration. The rational and the associated enclosure for the map changes required by Tussic ASP has been included in the submission of the Pre-Application Review dated December 15, 2017. The Town's review comments provided on May 2, 2018 requested that the applicant to provide a standalone document to support the required map changes. In the Stony Plain MDP, the western half of the ASP area is identified as an Area of New Residential Development and the eastern half is identified as an Area for Future Urban Development. According to the policies of the MDP, Areas for Future Urban Development are to be protected for future development, with no major buildings or services permitted. Therefore, an amendment to the Stony

Memorandum Report Tussic ASP MDP Amendment

Page 1 of 2

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Plain MDP is required to designate the eastern half of the ASP area as an Area of New Residential Development. The changes required in the Stony Plain MDP maps are: •

Change the area of SE% Section 30-52-27 W4M from a Future Urban Development Area to a Residential Area in Figure 1: Urban Growth Pattern,

Add the area of SE 1/4 Section 30-52-27 W4M to New Residential Development in Figure 2: Growth Management Strategy, and

Change the area of SE "%Section 30-52-27 W4M from an Area of Future Urban Development to an Area of Future Urban Residential in Figure 3: Future Land Use.

The planning rationale for the map changes are: 1. It is the intent of Stony Plain Developments Ltd. and Qualico Developments West Ltd. to develop Tussic Neighbourhood as a complete master-planned residential neighbourhood. 2. The proposed amendment aligns with the Edmonton Metropolitan Region Growth Plan identifying Stony Plain as part of the metropolitan area, meaning the community is encouraged, and expected, to grow significantly over the next 30 years. 3. The proposed amendment aligns with the Vision established in Stony Plain MDP, the Town's highestlevel planning document. Specifically, the following sections identified under POLICIES support the map changes.

• •

COMMUNITY DEVELOPMENT Direction 2.3 Design new neighbourhoods for quality of life Direction 2.5 Provide a comprehensive leisure system for a socially connected and healthy community

ECONOMIC OPPORTUNITY Direction 3.1 Expand and diversity the Town's economic base

• • • •

SUPPORTIVE INFRASTRUCTURE Direction 4.1 Adopt a 'complete streets' philosophy for street design Direction 4.2 Promote alternative transportation as a key part of the overall transportation strategy Direction 4.3 Prepare for a transit system Direction 4.5 Provide new services and utilities in newly developing areas

Respectfully Submitted, PARIOPLAN INC.

Armin A. Preiksaitis, BES, RPP, FCIP President CC.

Jamie Kitlarchuk, Project Manager, Qualico Communities

Memorandum Report Tussic ASP MDP Amendment

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END OF ITEM

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STONY PLAIN 16 of 873


TOWN OF

AGENDA ITEM NO.:

STONY PLAIN

5.2

TOWN OF STONY PLAIN COUNCIL AGENDA REQUEST FOR DECISION

PUBLIC HEARING

COUNCIL MEETING DATE: December 10, 2018

ITEM DESCRIPTION OR TITLE Tussic Area Structure Plan, Public Hearing Bylaw 2598/D&P/18 to adopt the Tussic Area Structure Plan RECOMMENDATION Not applicable, the decision is to be addressed as part of the Bylaws section of the Regular Council Meeting Agenda. STRATEGIC PLAN

vorop , engaged

open effiaent

ADVOCACY

we have rRANM"CNT responsible governance i") tab le

ATTRAC7

connected f.

we have economic opportunity

partne.f stable

culture-

we are a community

DWEI•*.41-wo PAIMOPAIOVi job Creation

sense of SeniiCeS

safe

bek)ng'n9 ACCISSIBLE

SYnet9" ACC{

future reerit; f,s= cstsp !e we are

supported by our infrastructure

gneCi 1.; ,0qt....mfrunci

"flOrvTOr

we are environmentally friendly protective NTECAAIW

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TOWN OF

AGENDA ITEM NO.:

STONY PLAIN

5.2

BACKGROUND The Town has received an application to adopt a new area structure plan for the S 1/2 Sec 30-52-27-W4M, the Tussic Area Structure Plan. The Tussic Area Structure Plan proposes a new residential neighbourhood for the lands east of Golf Course Road, west of Veterans Boulevard and north of 79 Avenue (Highway 628). The plan includes low to medium density residential areas with a few high density residential sites and a commercial site off Golf Course Road. It features a realigned Atim Creek corridor, a network of stormwater management facilities (ponds), a location for a future school, a parkspace to preserve an existing forested area, several neighbourhood parks and a trail system that interconnects these elements with the surrounding communities. A collector road loops through the neighbourhood from the north which connects to each of the surrounding arterial roads via other collector roads. This provides good vehicular connectivity from the plan area to the surrounding regional road network. Additional connections to 79 Avenue are proposed if the Town becomes the road authority for the adjacent portion of Highway 628. Water servicing will be looped through the neighborhood along extensions of the road network and sanitary servicing will be brought in via an extension of the east sanitary sewer trunk from South Creek, north of the plan area. Stormwater management will be provided through a series of ponds, which will flow in Atim Creek. The plan preserves the flow of water through the plan area within Atim Creek from south to north and implementation of the plan hinges on the creek realignment, which will require approvals by other levels of government prior to any subsequent redistricting or subdivision of the lands. Since receiving an initial draft neighbourhood plan for S 1/2 Sec 30-52-27-W4M, Administration has been working with the applicant to refine the plan through a detailed review process. The accepted version of the plan was shared with the Municipal Planning Commission for information in August and a public open house presenting the contents of the plan was hosted by the applicant in September. The applicant compiled feedback from the event in the attached Public Open House Summary Report. Administration has required the applicant to apply to amend Bylaw 2489/D&P/13 Uniquely Stony Plain: Municipal Development Plan 2013 (MDP) to ensure conformity between the MDP and the proposed plan. Both bylaw applications are being processed concurrently. The Southeast Area Structure Plan adopted in 1983 currently applies to the western half of the Tussic Area Structure Plan. The bylaw for the new plan will repeal SW 1/4 Sec 30-52-27-W4M from the Southeast Area Structure Plan, and in effect replace an outdated neighbourhood plan. A full review of the Tussic Area Structure Plan including feedback from the circulation is attached. The public hearing report is being presented alongside a second reading report; however, third reading has not been recommended by Administration. The application must be referred to the Edmonton Metropolitan Region Board (EMRB) and receive their approval under the Region Evaluation Framework (REF) prior to Council deciding on third reading. Administration requested a preliminary review of the application by the EMRB after Council gave first reading to the bylaws. The EMRB responded that an Agricultural Impact Assessment was required for a complete application under the referral program. Since first reading, the applicant has completed an Agricultural Impact Assessment, which Administration has accepted and is attached to this report. Administration has submitted an application to the EMRB under the REF for the Tussic Area Structure Plan. Pending the EMRB approves the application and Council gives second reading to the bylaws associated with the Tussic Area Structure Plan, Administration will bring the bylaws before Council for third reading in early 2019. 18 of 873


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AGENDA ITEM NO.:

STONY PLAIN

5.2

-----wife.-

COMMUNICATIONS The Tussic Area Structure Plan was reviewed by relevant internal departments. The plan was presented to the Municipal Planning Commission in August and to the public at an open house in September. The open house was advertised by the applicant twice in the local paper and letters were sent to surrounding properties. Information regarding the open house was also made available on the Town's website and referenced through the Town's social media. The applicant received feedback from the open house and a summary of the information is included as an attachment to this report. Since Council granted first reading to this bylaw, the application was circulated to adjacent municipalities, relevant government departments and agencies, school boards and utility providers for comments, and a notice of the public hearing was provided via letter to adjacent properties and through newspaper advertisements. The application has been referred to the Edmonton Metropolitan Region Board for their approval. The application for this bylaw includes a Memorandum Report specifically for this referral to show that the plan is in compliance with the Edmonton Metropolitan Region Growth Plan and is attached. Comments from the circulation and notice of public hearing have been attached to this report. PUBLIC PARTICIPATION An applicant hosted open house was held on September 12, 2018 to allow the public an opportunity to provide comments on the Tussic Area Structure Plan prior to a bylaw regarding the plan going to Council. The results of this open house are attached to this report. This public hearing will allow stakeholders an opportunity to provide feedback on the plan. Administration received two written comments from residents and these letters are attached to this report. IMPLICATIONS OF DECISION N/A FINANCIAL IMPLICATIONS N/A POLICY AND/OR LEGISLATIVE IMPLICATIONS Municipal Government Act Sections 187 to 191, 230, 606, 622, 632, 633, 636, 637, 638, 669 and 708; Land Use Policies, Order in Council 522/96 Pursuant to Section 622 of the Municipal Government Act,; Edmonton Metropolitan Region Board Regulation, Alberta Regulation 189/2017, Pursuant to Section 708 of the Municipal Government Act; and Municipal Development Plan Bylaw 2489/D&P/13 Uniquely Stony Plain: Municipal Development Plan 2013

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TOWN OF

AGENDA ITEM NO.:

STONY PLAIN —wow.

5.2

ATTACHMENTS 1. 2. 3. 4. 5.

6. 7.

8.

Aerial Context Map Discussion Map Administrative Review of Bylaw 2598/D&P/18 Tussic Area Structure Plan Bylaw 2598/D&P/18 Tussic Area Structure Plan Supporting Material and Studies for Bylaw 2598/D&P/18 Tussic Area Structure Plan a. Memorandum Report for Edmonton Metropolitan Region Growth Plan b. Public Open House Summary Report c. Traffic Impact Assessment d. Agricultural Impact Assessment e. Desktop Biophysical and Wetland Assessment f. Geotechnical Investigation g. Wetland Assessment Impact Report h. Phase 1 Environmental Site Assessment i. Historic Resources Application Design Concept from Bylaw 865 Southeast Area Structure Plan Advertising and notification letters for Bylaw 2598/D&P/18 a. Newspaper Advertisement b. Notification Letter to nearby Landowners and Comments Received c. Notification Area Map Policies and Regulations a. Relevant sections of the Municipal Government Act b. Relevant sections of the Provincial Land Use Policies c. Relevant sections of the Municipal Development Plan

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REVIEWED AND APPROVED FOR SUBMISSION TO COUNCIL

PREPARED BY:

, SUSTA INABILITY PLA

R

MANAGER OF PL

AND DEVELOPMENT

MANAGER APPROVED:

FINAL REVIEW:

,,MN GpERAL MANAGE 0 PLANNING AND INFRASTRUCTURE

TOWN ANAGER

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Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

1.

Aerial Context Map

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Aerial Context Map for Bylaw 2598/D&P/18

South Creek

Southridge

Veterans Blvd

Golf Course Rd High Park

79 Ave / Hwy 628

Westerra

Country Plains Estates

0 75 150

300

450

600 Meters

´

Map Drawn By: MD 2018-10-24 Source: Town of Stony Plain Aerial, 2017. AltaLIS 2018

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Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

2.

Discussion Map

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71 72 73 74 75 76 77 78 80 84 79 82 81 86 88 90 92 94 96 98 100 102 104 106 108 110 112 114 116

NW 1/4 SEC30-52-27-4

700

2020 2022 2024

1121

52426 (RR 275)

2030 2032 2034 2036 2038 2040 2042 2044 2046 2048 2050 2052 2054

Commercial

NE 1/4 SEC30-52-27-4

601 603 605 607 609 611 613 615 617 619 621 623 625 627 629 631

602 604 606 608 610 612 614 616 618 620 622 624 626

91 93 95 97 99 101 103 105 107 109 111 113 115

2018

South Creek Drive

South C reek W ynd

Discussion Map for Tussic Area Structure Plan

52422 (RR 275)

52417 Golf Course Road (RR 280)

52412 Golf Course Road (RR 280)

4 SEC25-52-28-4

SE 1/4 SEC30-52-27-4

SW 1/4 SEC30-52-27-4

20 22

18

24 26

28 30

12

32

10

34

8 6

36 38

4

40 42

2

44

52404A (RR 275)

70 68 66 64 61 62 59 60 57 58 56 55 54 53 52 51 50 49 48 46 3840 42 44 67 65 63

27524 - 79 Avenue (TWP 524)

1 7801 7701

16 18 20 22 24

5

3 1

---, 7803

27519 - 79 Avenue (TWP524)

109 111 113

115

125 123 121 119

27525 B - 79 Avenue (TWP 524)

27525 A - 79 Avenue (TWP 524)

27525 - 79 Avenue (TWP 524)

NW 1/4 SEC19-52-27-4 8500 Golf Course Road (RR 280)

0 60 120

NE 1/4 SEC19-52-27-4

44

240

360

480 Meters

´

Map Drawn By: MD 2018-10-24 Source: Town of Stony Plain Aerial, 2017. AltaLIS 2018

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High Density Residential


Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

3.

Administrative Review of Bylaw 2598/D&P/18 Tussic Area Structure Plan

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Updated: 2017-11-08

Administrative Review GENERAL INFORMATION Type of Application: Area Structure Plan (new including a partial repeal) & Municipal Development Plan Amendment for a proposed residential neighbourhood Application Number: Bylaws 2597/D&P/18 & 2598/D&P/18 Application Name: Tussic Area Structure Plan Applicant: ParioPlan on behalf of Qualico Communities (Stony Plain Development Ltd. & Qualico Development West Ltd.) Location: S ½ Section 30-52-27-W4M RELEVANT PLANNING INFORMATION Municipal Government Act Sections 187-191 Passing a Bylaw

Are the requirements of these sections met?

Section 230 Public Hearings Section 606 Requirements for advertising

Are the requirements of this section met? Are the requirements of this section met?

Section 622 Land Use Policies

Are the requirements of this section met?

Part 17, Division 4 Statutory Plans

Are the requirements of this Division met?

Section 692 Planning Bylaws

Are the requirements of this section met?

Yes, the bylaw has been prepared and is being processed according to the Municipal Government Act requirements. Yes, a public hearing has been advertised and is being held. Yes, the notices of the bylaws were published according to the Municipal Government Act requirements. Yes, the plan has been prepared to conform to the Land Use Policies (see section 1.3.2 of the proposed plan). Yes, the plans address the requirements for municipal development plans (Section 632) and area structure plans (Section 633). They each are proposed as being consistent with other statutory plans (Section 638) and the Alberta Land Stewardship Act (Section 638.1). They have also been prepared according to the requirements of Section 636. Yes, the bylaw has been prepared and is being processed according to the Municipal Government Act requirements..

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Updated: 2017-11-08 Provincial Land Use Policies 2.0 The Planning Process

Are planning activities carried out in a fair, open, considerate and equitable manner?

3.0 Planning Cooperation

Do planning activities encourage cooperation with adjacent municipalities and government agencies?

4.0 Land Use Patterns

5.0 The Natural Environment

6.0 Resource Conservation

7.0 Transportation

8.0 Residential Development

Does the Town have land use policies that contribute to the development of healthy, safe and viable communities? Do planning activities protect the natural environment, especially as it relates to the approval of subdivision application? Do planning activities contribute to resource conservation?

Do planning activities contribute to a safe, efficient and cost effective provincial transportation network? Do planning activities contribute to well planned, high quality, affordable residential communities?

Yes, statutory plans bylaws notification letters are mailed to adjacent landowners and notice referrals are circulated to relevant government and service agencies to allow comments from affected parties. Yes, statutory plans bylaws are circulated to neighbouring municipalities when the proposed plans are adjacent to them. This application does not border on either Parkland County or the City of Spruce Grove but given its proximity has been sent to both municipalities for comments. Yes, Uniquely Stony Plain: Municipal Development Plan 2013 has specific policies that address the healthiness, safety and viability of the Town, as does the proposed area structure plan. Yes, the proposed area structure plan lays out a framework for the protection of the natural environmental. Specifically, it calls for the preservation of a forested area and the development of a riparian area along Atim Creek. Yes, the entire Town of Stony Plain has been designated as a Priority Growth Area by the Edmonton Metropolitan Region Board and subsequently, subdivisions within the Town do not have any general conflicts with agriculture, non-renewable resources, water resources or historical resources. Yes, statutory plans take into consideration the location of provincial highways and incorporate their internal road network into the larger provincial highway system. Yes, statutory plans helps facilitate an increased diversity of dwelling forms and locate amenities within close proximity.

Edmonton Metropolitan Region Growth Plan Residential Does the statutory plan have a density Density Targets level greater than 35 dwelling units per net residential hectare?

Municipal Development Plan Relevant Policies Are there relevant policies in the Municipal Development Plan that support the statutory plan?

Yes, the proposed area structure plan is proposed to be greater than 35 dwelling units per net residential hectare.

Yes, see the proposed area structure plan under Section 1.3.4 for details. Page 2 of 4 28 of 873


Updated: 2017-11-08

Area Structure Plan Applicable Area Are there adjacent area structure Structure Plans plans and how does the proposed and Conformance plan integrate with them? to tehm

An outline plan showing surrounding area structure plans has been included in the proposed area structure plan. The plan identified surrounding land uses and provides direction on how to mitigate impacts on surrounding properties.

OTHER REVELANT INFORMATION Trails Master Plan Trails and Does the statutory plan facilitate the pedestrian Access intent of the Trails Master Plan and provide for trails and pedestrian connectivity, where appropriate? Parks and Open Space Master Plan Parks and Open Does the statutory plan facilitate the Space intent of the Parks and Open Space Master Plan and provide for parks and open space, where appropriate?

Yes, see the proposed area structure plan under Section 1.3.8 for details.

Yes, see the proposed area structure plan under Section 1.3.7 for details.

Transportation Study Roads and Does the statutory plan facilitate the Vehicular Access intent of the Transportation Study and provide for roads and vehicular access, where appropriate?

Yes, see the proposed area structure plan under Section 4.7 for details.

Servicing Master Plan Site Servicing Does the statutory plan facilitate the intent of the Servicing Master Plan and provide for appropriate site servicing?

Yes, see the proposed area structure plan under Section 5.0 for details.

Review of Circulation Comments Administrative Are there any concerns to Response to comments received? Comments Received from the External Circulation

Alberta Health Services provides a great summary of the benefits of the proposed area structure plan regarding Healthy Communities by Design. It has no objection to the application, nor does ATCO Pipelines or Canada Post. Parkland County has no objections either and provided comments on transportation and the Atim Creek. Page 3 of 4 29 of 873


Updated: 2017-11-08 The Town has provided a copy of the Traffic Impact Assessment to the County as per their request. This document is also attached to this report. The comments regarding the Atim Creek Environmentally Significant Area have been noted as well and should be incorporated during the development of the lands in the plan. Comments received from adjacent landowners highlight concerns with traffic and the proximity to the proposed high density residential and commercial sites off of Golf Course Road. Traffic concerns will be mitigated as the road network is improved upon as development of the land occurs. Specific improvements to the number of lanes would be assessed and done as traffic warrants them. Siting high density residential along major roads reduces the impact of these types of sites on the local road network. By siting them near existing high density residential sites, it helps mitigate the transitional impacts on other less intensive forms of developments. Providing commercial adjacent to these more intense uses allows for a more integrated form and can reduce traffic impacts and foster healthier living by encouraging walking to nearby amenities. Locating commercial at the entrance of the neighbourhood where major roads intersect improves access to the businesses and reduces traffic within the interior of the neighbourhood.

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Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

4.

Bylaw 2598/D&P/18 Tussic Area Structure Plan

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BYLAW 2598/D&P/18

BEING A BYLAW OF THE TOWN OF STONY PLAIN IN THE PROVINCE OF ALBERTA FOR THE PURPOSE OF ADOPTING THE TUSSIC AREA STRUCTURE PLAN AND REPEALING THE SW ¼ SEC. 30-52-27-W4M OF THE SOUTHEAST AREA STRUCTURE PLAN BYLAW 865 WHEREAS Section 633(1) of the Municipal Government Act 2000 enables Council to adopt by bylaw an area structure plan for the purpose of providing a framework for subsequent subdivision and development of an area of land; AND WHEREAS Section 191 of the Municipal Government Act 2000 enables Council to amend or repeal a bylaw; NOW THEREFORE, the Council of the Town of Stony Plain in the Province of Alberta, pursuant to authority conferred upon it by the Municipal Government Act, RSA, 2000 enacts as follows: 1. That this Bylaw 2598/D&P/18 be cited as the “Tussic Area Structure Plan.”

2. That any portion of Bylaw 865 Southeast Area Structure Plan regarding SW ¼ Sec. 3052-27-W4M is hereby repealed. 3. That “Schedule A” attached hereto is hereby adopted as part of this Bylaw. 4. If any portion of this bylaw is declared invalid by a court of competent jurisdiction, then the invalid portion must be severed and the remainder of the bylaw is deemed valid. 5. That this bylaw shall come into force and take effect upon the date of third reading and signing in accordance with the Municipal Government Act. Read a first time this 9th day of October, 2018. Mayor William Choy

Jen Boleski, CPA, CA General Manager of Corporate Services Public Hearing held on the 10th day of December, 2018. Read a second time this 10th day of December, 2018. Read a third time this ___ day of __________, 2019. Mayor William Choy

Jen Boleski, CPA, CA General Manager of Corporate Services

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BYLAW 2598/D&P/18 – Tussic Area Structure Plan PAGE 2

SCHEDULE “A” Tussic Area Structure Plan

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Tussic Area Structure Plan August 2018 Submitted by:

on behalf of:

Submitted to:

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TABLE OF CONTENTS EXECUTIVE SUMMARY

I

4.3 Commercial 

28

1

1.0 INTRODUCTION

4.4 Parks, Schools and Open Space 

28

1.1 Purpose 

1

4.5 Atim Creek Realignment 

29

1.2 Plan Area 

1

4.6 Existing Development

29

1.3 Policies and Relevant Planning Documents 

2

4.7 Transportation

2.0

SITE CONTEXT AND DEVELOPMENT CONSIDERATIONS 19

5.0

UTILITY SERVICES

33

2.1 Topography and Vegetation

19

5.1 Design Criteria 

33

2.2 Soils 

19

5.2 Utility Servicing Standards35

2.3 Environmental Site Assessment 

19

6.0

PLAN IMPLEMENTATION

37

2.4 Wetland Assessment Impact Report 

19

6.1 Development Staging 

37

2.5 Historical Land Use 

20

6.2 Redistricting and Subdivision

2.6 Existing Utilities and Pipelines

20

6.3 Provision of Roadways and Infrastructure  37

2.7 Adjacent Lands and Surrounding Development 

20

6.4 Staging Information and Requirements

2.8 Road Caveats 

21

6.5 Atim Creek Realignment 

3.0

VISIONS, GOALS, AND OBJECTIVES

23

3.1 Our Vision 

23

3.2 Goals and Objectives

4.0

DEVELOPMENT CONCEPT

27

4.1 Overview 

27

4.2 Residential 

27







23





30



37 38 39

APPENDIX A - FIGURES APPENDIX B - STATISTICS APPENDIX C - HIGHWAY 628 WIDENING ROAD CAVEATS

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EXECUTIVE SUMMARY EXECUTIVE SUMMARY The Tussic Area Structure Plan (Tussic ASP) encompasses 129.5 hectares (320.0 acres) of land located at S ½ Section 30-52-27 W4M within the southeast part of the town of Stony Plain. This Plan was created in accordance with Section 633 of the Municipal Government Act with the purpose to provide a planning framework for the orderly and effective development of the Tussic neighbourhood. The origin of the chosen name, Tussic, can be traced back to the word “Tussock”, representing a unique landscape: TUSSIC: derived from the word Tussock; a small hillock of grassy plant-like growth. Tussic is not a literal translation but embraces a modern, non-traditional name that pays homage to the land. This distinct name mirrors the Town’s trend in young home owners and embodies the evolutions of change and maturity with a modern spin. The Tussic ASP in part replaces the South East ASP which was adopted by the Town of Stony Plain in 1983. The South East ASP is out dated and does not reflect today’s best planning practices in the design of a complete and sustainable neighbourhood. The Tussic neighbourhood design builds upon the foundations and

policy directions found in the Edmonton Metropolitan Regional Growth Plan (EMRGP) and Uniquely Stony Plain Municipal Development Plan. These policy directions have been summarized and applied to the Tussic ASP. We envision the Tussic neighbourhood to develop as a complete community that provides a wide range of housing choices, along with local convenience commercial services and other amenities that meet the day-to-day needs of residents to allow them to age in place. Transportation and infrastructure is designed not only to accommodate the private automobile but also public transit, pedestrians and cyclists. Walkability is of upmost importance with interconnected parks, open spaces, and trails to allow people to move within the Tussic neighbourhood as well as provide connectivity to adjacent neighbourhoods safely and comfortably year-round. The Development Concept for the Tussic ASP also preserves and integrates the natural features of the site. The proposed realignment and enhancement of natural areas associated with Atim Creek will provide recreational opportunities and a natural amenity for residents while restoring the watercourse and riparian area to a more natural state (Refer to Objective 1 under Environmental Management in Chapter 3.0 VISION, GOALS AND OBJECTIVES). As described in Section 4.0 DEVELOPMENT CONCEPT, the following are key features of the Tussic ASP: I

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• The Tussic ASP has been prepared in response to current and anticipated housing market demands of the town of Stony Plain. The ASP encourages development that provides a range of housing types; active and passive recreation opportunities; integration and enhancement of existing natural features; and an appropriately scaled neighbourhood commercial area. The proposed land uses have been planned to complement adjacent existing and planned developments. The Tussic ASP proposes residential land uses to accommodate a diversity of ages, income levels and family types.

• The Development Concept provides a framework for the future development of lands within the ASP area. The internal roadway patterns and parcel orientations will be further delineated at the detail design stage; all future developments within the ASP area will be in general accordance with this Development Concept. • As the development of the Tussic neighbourhood will take a number of years, it is important that flexibility be built into the ASP to easily adapt to changing market conditions, and development trends.

• The ASP area is located north of Highway 628, between Golf Course Road and Veterans Boulevard, and is well connected with the town’s transportation network, with excellent access to regional and provincial routes.

• In addition, the ASP area sensitively integrates the existing low-lying areas and wetlands, where feasible, as well as a realigned Atim Creek into a network of stormwater management facilities which serve as natural amenities for the community. These features are connected to the proposed school site, pocket parks and a portion of the existing mixedwood forest (natural park) to create an integrated open space system as a community amenity.

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1.0

INTRODUCTION

1.1 Purpose

1.2 Plan Area

The purpose of this Area Structure Plan (ASP) is to establish a framework to guide the future development of the lands located within the S ½ Sec. 30 52-27 W4M. The ASP area encompasses approximately 129.5 hectares (320.0 acres) within the southeast part of the town of Stony Plain.

As shown in Figure 1.0 Location, the ASP area includes all the lands within the S ½ Sec. 30 52-27 W4M. The ASP area is bounded by 79 Avenue (Highway 628) to the south, Golf Course Road to the west and Veterans Boulevard (Range Road 275) to the east.

This ASP will create a residential neighbourhood consisting of various dwelling-types, commercial uses and recreational areas. The proposed development will be integrated into the town of Stony Plain through connected roadways and multi-use paths. The ASP has been developed to be complementary to the existing and proposed surrounding land uses and sensitive to the natural landscape. Redistricting applications for each phase of development within the ASP area will be submitted to redistrict the subject lands from their existing designations in the Town of Stony Plain Land Use Bylaw (LUB) to appropriate LUB districts. The Development Concept presented by this ASP will be refined through future subdivision applications for each phase of development.

There are five (5) approved ASPs within the vicinity of the ASP area: 1. The South East Area Structure Plan includes the lands north and west of the ASP area as well as the SW ¼ Sec. 30 52-27 W4M within the ASP area (through adoption of this ASP, the SW ¼ Sec. 30-52-27 W4M will be removed from the South East ASP); 2. The South Creek Area Structure Plan is located to the north of the SE ¼ Sec. 30 52-27 W4M; 3. The Edgeland Area Structure Plan is located to the northeast of the SE ¼ Sec. 30 52-27 W4M; 4. Southwest of the ASP is the Lake Westerra Estates Area Structure Plan; and 5. The Country Plains Area Structure Plan, located south of the SW ¼ Sec. 30 52-27 W4M.

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1.3 Policies and Relevant Planning Documents The Tussic ASP has been prepared within the context of existing statutory plans and other relevant policy documents. The following is a summary of the relevant planning documents which have been reviewed and referenced in the preparation of this plan:

1.3.1 Municipal Government Act The requirements of the Municipal Government Act (MGA) (R.S.A 2000, c. M-26) have been adhered to in the preparation of the Tussic ASP. The MGA allows municipalities to adopt ASPs to provide a framework for the future subdivision and development of land. Section 633, 636, 638 and 692 of the MGA relate specifically to ASPs, stipulating that an ASP must describe the sequence of development, land uses, population densities, and location of transportation routes and utilities proposed to service the ASP area. The MGA also provides interested members of the public and school boards an opportunity to participate in the planning process through the stipulation that an ASP must be adopted by Bylaw and a public hearing must be held. Moreover, the MGA requires the ASP to conform to the Town of Stony Plain Municipal Development Plan (MDP) and other approved statutory plans.

their planning responsibilities. Since the establish of the Land Use Policies, the province has experienced rapid growth in population and economic activity. It is indicated in the Land-use Framework Final Report that “Our current land management system, which served us well historically, risks being overwhelmed by the scope and pace of activity.” Alberta’s Land Use Framework (LUF) is a new approach to managing the province’s land and natural resources. The purpose of the LUF is to manage growth and sustain Alberta’s growing economy, while balancing this with the Province’s social and environmental goals. The LUF was published in December 2008, and consists of seven (7) basic strategies for improving the decision making for land-use and development: Strategy 1: Develop seven regional land‐use plans based on seven new land‐use regions. Strategy 2: Create a Land‐use Secretariat and establish a Regional Advisory Council for each region. Strategy 3: Cumulative effects management will be used at the regional level to manage the impacts of development on land, water and air. Strategy 4: Develop a strategy for conservation and stewardship on

1.3.2 Alberta’s Land Use Framework / Land Use Policies

private and public lands.

Alberta’s Land Use Policies was established in 1996 pursuant to section 622 of the Municipal Government Act. All municipalities are expected to implement these policies in the course of carrying out

Strategy 5: Promote efficient use of land to reduce the footprint of

2

human activities on Alberta’s landscape.

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Strategy 6: Establish an information, monitoring and knowledge system to contribute to continuous improvement of land‐use planning and decision making. Strategy 7: Inclusion of aboriginal peoples in land‐use planning. Two of the seven regional plans have been approved to date. The ASP area falls within the North Saskatchewan Regional Plan, which is in the process of being prepared. The Land Use Framework’s regional plans will be replacing the Land Use Policies as the plans are adopted.

existing and planned infrastructure and services over the long term; conserving the region’s agricultural land base for farmland to ensure long term viability and regional food security; and conserving the region’s natural assets for future generations. To achieve responsible growth, the EMRGP includes six closely interrelated policy areas, each of which contains: guiding principles; objectives; and policies. A summary how this ASP supports the policy areas and guiding principles of the EMRGP is provided below. Economic Competitiveness and Employment

1.3.3 Edmonton Metropolitan Region Growth Plan The Edmonton Metropolitan Region Growth Plan (EMRGP) - ReImagine. Plan. Build. establishes a 50 Year Vision for the region. This sets a path for Stony Plain, to “grow in a responsible manner through compact and contiguous development.” “Compact and contiguous development means planning for and developing lands in an adjacent, logical manner that minimizes the expansion of the Region’s development footprint. This type of development will help support viable multi-modal transportation options, facilitate a mode shift away from the private automobile, and also foster the creation of complete communities.” (EMRGP – Executive Summary, page x) The Tussic ASP supports responsible growth as described by the EMRGP as: using land and resources efficiently for the benefit of current and future generations; ensuring growth is financially sustainable; optimizing public investment; maximizing the use of

The ASP promotes the guiding principle of global economic competitiveness and regional prosperity by supporting the objective of liveability and planning for the needs of a changing population and workforce. Planning for a diversity of housing in Stony Plain, as a complete community within commuting distance of employment areas in the town and region (including Edmonton, via planned regional transit), supports job growth and provision of services and amenities provided in the region. Natural Living Systems The ASP supports the guiding principle to protect natural living systems and environmental assets by advancing the objectives to: conserve and restore natural living systems; protect regional watershed health, water quality and quantity; plan development to promote clean air, land and water and address climate change

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impacts; and minimize and mitigate the impacts of regional growth on natural living systems. The creek realignment and retention of mixedwood forest components of the application are particularly important aspects of the ASP related to this guiding principle. Communities and Housing This ASP seeks to recognize and celebrate the diversity of communities and promote an excellent quality of life across the region by: supporting the growth of Stony Plain as a complete community which can accommodate people’s daily needs for living at all ages; planning for a range of housing options to support a variety of lifestyle options, income levels and needs of all residents through diversifying the housing stock with more compact development. Integration of Land Use and Infrastructure Development in Tussic will achieve compact growth that optimizes infrastructure investment. This supports the guiding principle of the EMRGP. Development will establish a compact and contiguous development pattern to accommodate employment and population growth, in a compact form as provided for by the EMRGP density requirements. Development at this density: minimizes expansion of the development footprint; supports a balanced mix of uses in the town and region; supports provision of housing for a range of incomes, life stages and physical abilities, linked to jobs, services and other opportunities and connected to future local and intermunicipal transit facilities and active transportation infrastructure.

Transportation Systems This application supports the guiding principle to ensure effective regional mobility by: taking advantage of the existing and planned investment in the regional transportation system (Highway 628); developing in accordance with the EMRGP density requirements to support a mode shift to transit, high occupancy vehicles and active transportation modes as viable alternatives to private automobile travel throughout the region; recognizing the potential of responsible growth in Stony Plain to take advantage of the facilities and services that are being planned and developed to provide competitive alternatives to single occupant automobile transportation (e.g. future regional transit extension to Stony Plain and the western extension of Edmonton’s LRT network); and by integrating transportation and land use planning to provide safe, comfortable and reliable travel for pedestrians and cyclists and providing non-motorized linkages adjacent neighbourhoods and recreational destinations. Agriculture This ASP supports the wise management of prime agricultural resources, as the guiding principle for this policy area – helping to conserve an adequate supply of prime agricultural lands to provide a secure local food source for future generations – though intensification of growth in urban areas to conserve land for agricultural purposes as long as possible, recognizing that the lands will urbanize over time to accommodate growth. Extensive discussion of the benefits and rationale for achieving responsible growth (as directed by the six policy areas and guiding

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principles and their related objectives and policies) is provided in the EMRGP. This ASP supports the advancement of the EMRGP plan and Stony Plain’s contribution as a committed regional member.

1.3.4 Uniquely Stony Plain: Municipal Development Plan (Bylaw 2489/D&P/13) The Uniquely Stony Plain: Municipal Development Plan (MDP) was adopted to reflect the policies and objectives contained in the LUF and CRGP. The MDP provides a framework to support a complete, sustainable community and includes policies to guide development in support of this objective. In the MDP, the western half of the ASP area is identified as Area of New Residential Development and the eastern half is identified as Area for Future Urban Development. According to the policies of the MDP, the Area for Future Urban Development is to be protected for future development, with no major buildings or services permitted. Concurrent with this ASP, an application to amend the MDP was submitted to designate the eastern half of the ASP area as an Area of New Residential Development. The applicable policies of the MDP, and a description of the ways in which this ASP supports these policies, is summarized below:

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MDP Policies

Reasoning/Description

2.3.c New neighbourhoods should be complete, resilient and able to adapt to change, with a mix of appropriate uses and a diversity of housing.

A mix of housing types and densities sizes is planned for the ASP area to accommodate a range of demographics and incomes. Transitions in land use type and housing density provide a clear and coherent urban form. High and medium density residential development is planned with easy access to major road networks and natural and park space amenities. This development will accommodate the growing demand for higher density multiple unit housing and will be developed to a high standard of urban design.

2.3.e New development should include an integrated and connected system of natural features, open spaces, parks, corridors, trails and stormwater ponds.

The multi-use trail system within the ASP area will be integrated with the Town’s existing and proposed multi-use trail system, providing a connected and expanded, town-wide, system. Within the ASP area, the multi-use trails will connect residents to recreational areas including natural amenities, parks, open spaces and the stormwater management facilities.

2.3.f New areas should have their own exceptional character, sense of place and a functional, high quality accessible public realm.

By preserving Atim Creek and a portion of the existing mixed wood area, and by creating a trail system which connects these features, the ASP provides for accessible recreation and active transportation opportunities. These natural features provide a unique character to the neighbourhood. Furthermore, the ASP encourages complete street designs wherever possible to create a high-quality pedestrian experience while providing adequate neighbourhood access and making the best use of land.

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MDP Policies

Reasoning/Description

2.5.c. Parks and open spaces will meet local needs through a hierarchy of dispersed parks, according to their varying recreational purposes and corresponding sizes.

A hierarchy of park and open spaces are dispersed throughout the ASP area including a large school park site, numerous pocket parks within each residential quadrant, a natural area park – preserving a portion of the existing mixed wood forest and the open space corridor adjacent to Atim Creek. These dispersed open spaces, combined with the open spaces provided within SWMFs, will be interconnected by the multi-use trail and sidewalk network and accessible to all areas within the ASP.

2.5.d. The Town will work with School Boards to determine the need for future school sites and how reserves should be apportioned between parks and schools.

The public and separate school boards were consulted through development of the ASP and the 10% of the gross developable area (GDA)

2.5.f At the time of subdivision, the Town will require dedication of at least 10% municipal reserve in residential areas. In other areas, such as the industrial districts, the Town may take cash-inlieu or a combination of municipal reserve and cash-in-lieu.

Municipal reserve (MR) dedication planned for the ASP area will comprise 10% of GDA. In addition, stormwater management facilities (SWMFs) will comprise over 7% of the GDA and will be connected with the open space network by a multi-use trail network to all parts of the ASP area (and to the town wide multi-use trail network).

2.5.g. The location of municipal reserves will be guided by optimum siting for schools and recreation purposes and not the location of stormwater management facilities or other constrained lands, such as pipelines or utility areas.

The school park has been located centrally to the ASP to provide for local accessibility, while also being located with direct access to the collector roadway network to ensure traffic associated with school activity can be accommodated while minimizing neighbourhood impacts.

dedication for MR includes a school site as well as other types of park spaces.

The natural area park space has been allocated to protect a significant portion of the existing mixed wood forest as a community amenity and to retain ecological services provided by this natural feature. Pocket park spaces have been located centrally to the various residential areas within the ASP to provide residents with nearby access to passive park spaces. 7

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MDP Policies

Reasoning/Description

4.1.a. The Town will design a transportation system that is based on a philosophy of an interconnected system of ‘complete streets,’ which integrates and serves all users — including drivers, transit users, bicyclists, rollerbladers and pedestrians — and those who use scooters, wheelchairs and strollers.

A hierarchy of arterial, collector and local roadways is proposed to provide efficient, safe and attractive access to development within the ASP area. At the detailed design stage, the numbers and widths of travel lanes as well as sidewalks, pathways and other street elements (such as boulevards and on-street parking) will be determined in consultation with the Town to provide for “complete streets”. Complete street design will also consider the integration of the street and multi-use pathway network within the ASP and surrounding neighbourhood areas.

4.2.c To expand the range of alternative modes within the overall transportation system, the Town will consider other modes of active transportation (such as rollerblading and cross-country skiing), which are used occasionally, seasonally or regularly.

All roadways will be built to the Town’s Municipal Development Standards which include sidewalks for local and collector roads, and multi-use trails and sidewalks for arterial roadways to facilitate walking and cycling. The trail system, which will be developed adjacent to the SWMFs and within the MR areas, will function as an enhancement to the sidewalk system, providing additional connectivity to the Town’s multi-use trail network. This trail system will also provide varied and attractive options for walking, cycling, and other forms of active transportation.

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MDP Policies

Reasoning/Description

4.5.b The Town will use a balanced approach, using low-impact development principles in the management of stormwater, by encouraging and supporting measures and activities that reduce stormwater runoff, improve water quality, promote evapotranspiration (the return of water from the earth’s surface back to the atmosphere) and infiltration and reduce erosion.

The stormwater management system for the ASP area, as described in Section 6.1.3 – Stormwater Management, will control stormwater runoff and outflow to pre-development levels while reducing the risk of soil erosion and flooding. Where feasible, the stormwater management system has been designed to incorporate existing natural features and wet areas by respecting the existing drainage patterns in the ASP area. The Conceptual Storm Servicing Plan for the ASP area will treat stormwater to minimize discharge of nutrients or suspended sediments.

4.5.c The design of stormwater management facilities will enhance the natural function and visual landscape.

The SWMFs within the ASP area will take advantage of the existing site drainage pattern, including Atim Creek and wetlands, providing opportunities to enhance these naturally occurring features.

5.3.a So that all interests can be addressed in decision-making, the Town will provide a variety of engagement processes, both formal and informal, to reach representation from everyone in the community, including residents, businesses and the development industry.

A public meeting was held, prior to first reading of the ASP Bylaw by Council, to provide community members and stakeholders an opportunity to provide their feedback on the ASP. Comments and concerns provided at this meeting have been addressed in this ASP. Following the first reading of the ASP Bylaw by Council, a public hearing provided an additional opportunity for residents and other stakeholders to provide their input to Council regarding the ASP Bylaw.

6.1.f Built form and neighbourhood design should positively contribute to the environment and encourage local biodiversity, by incorporating natural elements and features.

The topography and natural features of the ASP area will be maintained and enhanced, where feasible, through dedication of environmental reserves to reduce site disturbance. The existing Atim Creek has been historically altered by various human activities. One of the development objectives of the ASP is to restore and naturalize portions of Atim Creek through a partial realignment and incorporation as part of the open space network for the ASP area.

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MDP Policies

Reasoning/Description

6.2.c The Town will require the protection, enhancement and conservation of hazardous or environmentally significant areas—including wetlands, watercourses, water bodies and their associated riparian areas—through appropriate techniques, such as environmental reserve dedication and conservation easements, donations and bequests.

The Development Concept for ASP sensitively integrates the natural features of the site. Wherever possible, significant wetlands, as identified through the Desktop Biophysical Site Assessment, will be preserved and integrated into the stormwater management system for the ASP area. As previously indicated, portions of the existing – altered – Atim Creek will be realigned, enhanced and incorporated into the open space network, where feasible, as a combination of municipal and environmental reserve. Additionally, a portion of the centrally located mixed wood forest will be preserved and integrated into an interconnected trail network within the ASP area.

6.2.d An environmental review shall be provided by the land developer or landowner to support an area structure plan, redistricting or a subdivision application when one or more of the following occurs: potential wildlife corridor; ecological function,

A Desktop Biophysical Site Assessment (BSA) has been completed to inform the ASP. Recommendations of the BSA have been considered through the preparation of the land use concept and servicing strategy for the ASP.

including wetlands; habitat for significant species; home to rare floral; or area of scientific interest. 6.2.e The Town will require that future parks and trails be designated during the neighbourhood planning process.

The Tussic ASP identifies lands to be designated for parks and trails at the districting and subdivision stage.

6.2.f The Town will require that new area structure plans and subdivision applications connect municipal and environmental reserves throughout the ASP area and adjacent developments or municipalities.

The open space network (consisting of municipal reserve, environmental reserve and public utility Lots) proposed for the Tussic ASP is planned to be interconnected to all parts of the ASP area and adjacent areas by a system of trails and sidewalks. The Atim Creek corridor provides another opportunity to interconnect the Tussic ASP open space network to adjacent lands.

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MDP Policies

Reasoning/Description

6.2.d The Town will require that new area structure plans and subdivision applications be designed to incorporate and enhance environmentally significant lands, by keeping pre-existing woodlots and vegetation intact, planting complementary native and non-invasive plant species and increasing tree plantings, while still providing for recreational opportunities, parks and open spaces.

A portion of the existing mixedwood forest within the Tussic ASP area has been identified for incorporation into the open space network as a natural municipal reserve park. Atim Creek is also proposed to be realigned and incorporated into the open space network (as environmental reserve) with complementary planting of native and non-invasive plant species and trees. Recreational opportunities in these natural spaces is provided through the interconnected multi-use trail network planned for the ASP area.

6.5.b. To create new neighbourhoods that are complete and resilient, the following principles should be applied:

While planned as a primarily residential neighbourhood, Tussic will be a complete community which includes supportive institutional (school), parks (active, passive and natural areas) and local commercial uses.

6.5.b.i. a variety of appropriate uses, including housing, institutions, parks and local commercial facilities should be encouraged;

The Tussic ASP provides opportunity for a range of residential housing development to accommodate a variety of ages, incomes and family types.

6.5.b.ii. a diversity of housing types (single-detached and semidetached/duplex, modular homes, townhomes, apartments and other forms, such as secondary suites or garage suites) for different households, income levels and lifestyles should be integrated into each neighbourhood; and 6.5.b.iii. residential development should be supported by services and amenities, with higher levels of public amenity in areas with higher density.

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MDP Policies

Reasoning/Description

6.5.c. The Town may consider locations for higher density, multiunit development outside of the downtown core, provided the following criteria are met:

Higher density housing forms in Tussic are planned primarily at the

6.5.c.i. located adjacent to collector and arterial roadways, provided the development can effectively buffer residents from traffic noise and visual impacts through appropriate urban design and landscaping; 6.5.c.ii. proximity to employment centres, shopping and other community amenities; 6.5.c.iii. higher density housing forms, particularly apartments, should be adjacent to park developments or linear open spaces;

intersections of arterial and commercial roadways and located to minimize drawing traffic deeper into the neighbourhood units. Urban design and landscaping at the development stage will respond to potential noise and visual impacts associated with each site’s location. Higher density housing in Tussic is supported by the variety of parks and open spaces dispersed throughout the neighbourhood units and interconnected by the multi-use trail and sidewalk network. An appropriate transition from higher to lower density housing forms in Tussic has been provided for in the ASP.

6.5.c.iv. potential impact of additional traffic on the surrounding neighbourhood is addressed; and 6.5.c.v. effective urban design relationship to the surroundings.

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MDP Policies

Reasoning/Description

6.5.d. To promote healthy lifestyles and interpersonal relationships by means of a compact, walkable neighbourhood, the following should be incorporated:

Land uses planned for the Tussic ASP are based on anticipated market

6.5.d.i. a sustainable density that makes efficient use of land; 6.5.d.ii. viable commercial services and amenities that are located within walking distance; 6.5.d.iii. school sites that are convenient for students in the neighbourhood; and 6.5.d.iv. a safe, pedestrian-friendly system.

requirements and incorporate a variety of residential housing densities and forms which make efficient use of land while responding to residential preferences and demand. Supportive commercial and institutional (school) uses are planned to serve the future residents of Tussic, which will provide some employment opportunity within the neighbourhood. Additional employment opportunities, shopping and other amenities in the downtown area are approximately 5-10 minutes driving, or 10-15 minutes cycling, distance from Tussic. An opportunity for commercial development has been identified on the west side of Tussic that provides commercial services within walking distance of a significant portion of the neighbourhood, as well as residents to the west. The amount of commercial land use identified is in response to anticipated market demand. A school site is planned central to the Tussic ASP area, providing convenient access for students within the neighbourhood. It is also well connected to the arterial and collector roadway network to provide efficient vehicular access while minimizing traffic shortcutting though the residential areas. Combined with the multi-use trail network within the open space system, sidewalks will be provided for in accordance with the Town of Stony Plain Engineering standards to ensure safe, pedestrian-friendly, access is provided in Tussic.

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MDP Policies

Reasoning/Description

6.5.e. To provide interconnectedness throughout the neighbourhood and to connect neighbourhoods to each other, neighbourhood design should include:

Safe and convenient access within Tussic and to adjacent neighbourhoods

6.5.e.i. safe, convenient access; 6.5.e.ii. a fine-grained, modified grid pattern that allows for short trips and to disperse congestion; 6.5.e.iii. continuous connections; 6.5.e.iv. multi-use trails; 6.5.e.v. a balanced model, supportive of walking and cycling; and 6.5.e.vi. transit-supportive development, by locating density in relation to potential transit routes.

6.5.f. To ensure that residential development is in harmony with nature, design must: 6.5.f.i. integrate natural features, such as watercourses, to interconnect with nature and provide for biodiversity; 6.5.f.ii. include an integrated and connected system of open spaces, parks, corridors, trails and stormwater management features that are developed to maximize amenity; and 6.5.f.iii. optimize the potential for long-term tree canopy by maintaining existing tree stands where possible and a program of new planting. 14

will be provided through provision of roadways, sidewalks and multi-use trails designed and constructed in accordance with the Town’s Engineering Standards and / or approved by the Town. A modified grid pattern of local roadways is anticipated to be designed within the context of the continuous connections provided by the collector roadway network and the natural features of the site (the realigned Atim Creek and the conserved mixedwood forest area). Direct connections for non-motorized transportation will be provided by an interconnected network of multi-use trails and sidewalks. A hierarchy of local, collector and arterial roadways will support efficient vehicular access while supporting safety by minimizing short-cutting. The location of higher density residential uses closer to neighbourhood entrances and adjacent to arterial and collector roadways is supportive of future transit. Through the development of Tussic, portions of the existing Atim Creek – which has been significantly impacted by agricultural activities – are proposed to be sensitively altered or realigned. These alterations provide an opportunity to enhance and create a more natural creek channel, supporting biodiversity while also mitigating against flood impacts. A portion of the existing mixedwood forest within Tussic is proposed to be preserved as a natural area park (MR) space. Both Atim Creek and the mixedwood forest will form significant components of the interconnected network of open spaces in Tussic, establishing biological corridors within the developed context. Tussic Area Structure Plan 52 of 873


MDP Policies

Reasoning/Description

6.5.g. To create unique areas with their own exceptional character and sense of place that fosters community identity and pride:

As the timing of development in Tussic is anticipated to take place in the longer-term, design details will be deferred to the subdivision and development stages to respond to market preferences and conditions at the time of development. Development will be, at a minimum, in accordance with the Town’s standards and requirements that will support creation of character and sense of place, identity and pride within the neighbourhood.

6.5.g.i. area structure plans should include design guidelines for built form and quality of the public realm, embracing the opportunity for a four-season lifestyle; 6.5.g.ii. area structure plans should include sites for future schools, developed in consultation with the Town and School Boards; 6.5.g.iii. neighbourhoods should be organized with a focus on vibrant community/village ‘heart;’ and 6.5.g.iv. community amenities should be located to help in “place-making,” creating community identity and fostering social interaction

A centrally located school park site has been identified in Tussic in consultation with the Town and School Boards. The school site has been located and designed to be interconnected with the neighbourhood’s open space network – with multi-use trails providing opportunities for fourseason recreation. The interconnected open space network, including the retained mixedwood forest area and realigned Atim Creek, forms one key element of the character of Tussic. In addition, a vibrant local commercial and higher density residential area in the western portion of Tussic is envisioned to form another character area as the ‘heart’ of the community. These character elements, connected to the larger Tussic neighbourhood and adjacent areas, will support “place-making” opportunities, foster community identity and provide opportunities for social interaction.

1.3.5 Land Use Bylaw (LUB) 2576/LUO/17 The Town of Stony Plain Land Use Bylaw (LUB) defines the districts for all lands within the town of Stony Plain. Currently, the undeveloped lands within the ASP area and the self-storage area in the southeast portion of the ASP area are districted FD – Future

Development District. This district is intended to reserve areas within the town which are rural in character until required for urban purposes. Two parcels located in the southwest corner of the ASP area are districted as R8 – High Density Residential District and are developed for low-rise apartments. 15

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In addition to identifying the land use districts, the LUB identifies a flood risk area adjacent to Atim Creek that includes a portion of the ASP area. The LUB states: “…the development Authority may require a study to determine the location of flood risk areas and fold fringe areas.” As part of the preparation of this ASP, the 1:100-year floodplain (area as identified in the LUB) was considered during the preparation of a Desktop Biophysical Site Assessment. A Creek ReAlignment Assessment was also prepared by Associated Engineering in March 2016, to analyse the preliminary realignment design of the creek and establish a conceptual channel design – with the intention of reducing the floodplain areas. The extent of the Atim Creek floodplain will be minimized through realignment of Atim Creek, without increasing hydraulic impacts on the existing properties and structures downstream. Based on the initial conceptual design model, the 1:100 year floodplain would be reduced to an average width of 15m (7.5m on each side of the creek). Please refer to Section 3.4 for additional information in this regard. Applications to redistrict the lands within the ASP area will be submitted for each phase of development to reflect the land use designations proposed in this ASP.

1.3.6 Adjacent Planning Areas Development in the adjacent areas are guided by previously approved ASPs. As shown in Figure 2.0 Planned Context, these ASP areas include the South East ASP (Bylaw 2519), South Creek ASP (Bylaw 2275) and Country Plans Estates ASP (Bylaw 2034), located to the south, west and north of the ASP area. In addition, two other 16

ASPs, the Edgeland ASP (Bylaw 2540) and Lake Westerra Estates ASP (Bylaw 2290), are located to the northeast and southwest of the ASP area. All these approved ASPs provide guidance for land uses, roads, vehicular and pedestrian linkages to developments in the adjacent planning areas. South East ASP (Bylaw 2519) The lands within SW ¼ Sec. 30-50-27 W4M are located within the South East ASP. This ASP was adopted by the Town of Stony Plain in 1983. Since the approval of South East ASP, high level policies such as Stony Plain Municipal Development Plan and Edmonton Metropolitan Regional Growth Plan have been amended. Given this condition, the South East ASP is out of date and does not reflect current policies. To bring it up to day and to align it with the current policies, the Town of Stony Plain will prepare a bylaw to repeal a portion of the South East ASP. The portion being repealed, as shown in Figure 2.0, becomes a part of the ASP area. An amendment to remove SW ¼ Sec. 30-50-27 W4M from the South East ASP has been submitted concurrent with this ASP. The South East ASP anticipates primarily residential development to the north and west of the Tussic ASP area. As shown in Figure 2.0 two collector roadway linkages are proposed in the ASP area to connect with Highridge Way to the west of the ASP area and Harvest Drive to the north of the ASP area. These potential linkages are integrated into the Tussic ASP’s roadway network and development concept. As shown in Figure 5.0 Existing and Surrounding Land Use, an existing multi-use trail runs along the south edge of the South East Tussic Area Structure Plan 54 of 873


ASP and connects to the ASP area. This multi-use trail continues running north along the west boundary of the ASP area. A pedestrian crossing on Golf Course Road connects the existing multi-use trail with Highridge Way.

and southeast of the ASP area are currently used for agriculture purpose with a farmstead located near the ASP area. There is no area structure plan approved at the east of the ASP area at the time of preparing this ASP.

South Creek ASP (Bylaw 2275)

Edgeland ASP (Bylaw 2540)

The lands within SE ¼ Sec. 30-50-27 W4M are located immediately south of the South Creek ASP, adopted by the Town of Stony Plain in 2006. This ASP proposes a logical extension of the primarily

The lands within NW ¼ Sec. 29-53-27 W4M are located to the northeast of this ASP area, east of South Creek ASP area and Veterans Boulevard. The Edgeland ASP area is primarily occupied by low

residential land uses and servicing from the South Creek area.

density residential uses. A portion of the lands facing onto Veterans Boulevard are designated to accommodate commercial uses and medium to higher density residential developments. Development of the Edgeland ASP area has not begun.

The South Creek ASP anticipates South Creek Drive, a collector roadway, to intersect the new arterial roadway along the north boundary of the ASP area. This potential linkage is integrated into the Tussic ASP’s collector roadway network and development concept (Figure 2.0). Country Plains Estates ASP (Bylaw 2034) The lands within SW ¼ Sec. 30-50-27 W4M are located immediately north of the Country Plains Estates ASP. Adopted by the Town in 1998, this ASP proposes a primarily residential neighbourhood with parks and institutional uses south of Highway 628. A potential collector roadway linkage bisecting the south boundary of the ASP area is proposed to intersect with Highway 628 and align with the east boundary of Country Plains Estates ASP, as shown in Figure 2.0.

Lake Westerra Estates ASP (Bylaw 2290) The lands within SE ¼ Sec. 24-52-28 W4M and SW ¼ Sec. 24-52-28 W4M are located to the southwest corner of the ASP area, west of Country Plains ASP area and Golf Course Road. The Lake Westerra Estates ASP area is primarily occupied by low to medium density residential uses. The majority of its park and natural area are located on the north and east portion of the ASP area, facing onto Golf Course Road and Highway 628. The area has not been fully built out yet.

A collector roadway linkage located at the north of the existing storage unit business (Boundary RV and Auto storage Ltd.) is proposed to connect to Veterans Boulevard. The land to the east 17

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1.3.7 Parks and Open Spaces Master Plan

1.3.8 Trails Master Plan

The purpose of the Parks and Open Spaces Master Plan is to guide acquisition, development and management of parks, open spaces and outdoor recreation amenities to meet the needs for the community.

The Town of Stony Plain’s 2005 Trails Master Plan created a comprehensive, interconnected, recreational trail system to serve existing and newly developing areas within the town. The Tussic ASP area falls within the Eastern Trail Section bounded by Highway 16A to the north, Highway 628 to the south and Golf Course Road to the west. There is a proposed multi-use trail running along Golf Course Road and further connecting to the existing trail system to the north, which has already been constructed. In addition, proposed multi-use trails run through the Tussic ASP area, cross Atim Creek and extend to the South East ASP area, South Creek ASP area.

The parks and open spaces planned within the ASP area support the goals and objectives of the Parks and Open Spaces Master Plan (which align with the Town’s MDP policy guidance as described above). These objectives are as follows: 1. Protect and enhance the quality, integrity and sustainability of the environment. 2. Accommodate the outdoor recreation needs of the community as the population expands and evolves. 3. Provide a connected and accessible trail system that links parks, recreation/community centres, schools and key destinations. 4. Strengthen the involvement and attachment of residents to the community. 5. Provide high quality experiences and opportunities to retain existing and attract future residents to the community.

As shown in Figure 8.0 Parks and Open Space, an integrated walkway system is created with interconnected parks, open spaces, natural areas, trails and sidewalks. Building upon the Master Plan, the multi-use trails proposed in the Tussic neighbourhood aim to enhance connectivity among various uses within the ASP area, to adjacent neighbourhoods and to the Town’s existing and proposed trail system. The proposed multi-use trail is evenly distributed in the ASP area to ensure that each residential unit will be within a 500 meter distance to an open space. This proposed multi-use trail system will allow pedestrians and cyclists to move within the Tussic neighbourhood as well as to the Town’s trail system safely and comfortably year-round.

6. Provide a diverse range of facilities to meet community needs as efficiently as possible.

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2.0

SITE CONTEXT AND DEVELOPMENT CONSIDERATIONS 2.1 Topography and Vegetation

2.3 Environmental Site Assessment

As shown in Figure 3.0 Existing Conditions, the ASP area consists of gently rolling terrain that generally slopes toward Atim Creek, which runs north to south through the centre of the ASP area. Areas of higher elevation lie to the west and east boundaries of the ASP area.

A Phase I Environmental Site Assessment (ESA) was completed for the ASP area by Associated Engineering Alberta Ltd. in August 2015. The ESA indicated very low potential of any significant soil, vapour, and/or groundwater contamination related to past or current activities.

The site is predominantly used for agricultural purposes with much of the natural vegetation having been removed or disturbed. There are two clusters of trees located centrally in the western portion of the ASP area.

The ESA also stated that the potential environmental risk from neighbouring properties’ past and present land uses are considered low. No further assessments were recommended.

2.2 Soils A Geotechnical Investigation was completed for the ASP area in 2016 by J.R. Paine & Associates Ltd. In general, the soil conditions at this site consisted of surficial topsoil, underlain by silty sand, underlain by a lacustrine silty clay material. In all the testholes, a surficial topsoil was the first soil encountered and typically extended to between approximately 300mm and 600mm. Deeper topsoil thicknesses of up to 1700 millimetres were noted in testholes associated with local low-lying areas. In areas of deeper organic deposits, associated with low-lying areas, the organic materials varied to peat and marl.

2.4 Wetland Assessment Impact Report A Wetland Assessment Impact Report (WAIR) was completed by Associated Engineering Alberta Ltd. in June 2016. The WAIR identified 13 existing wetlands that will be impacted by development and are subject to compensation under the Water Act. The WAIR identified two types of wetlands within the ASP area including wooded swamp and marsh. These types of wetlands within the ASP area vary in permanence from temporary to seasonal to semi-permanent. All 13 wetlands are also classified by the WAIR as Class C. The WAIR indicates the ASP area contains 2.7ha (6.8ac) of wetlands and an application for Water Act approval for their removal will be submitted to the Province prior to development. 19

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2.5 Historical Land Use According to the historical records documented in Phase I ESA, the eastern portion of the ASP area was cleared for agricultural purposes in 1926 and has been under continuous cultivation since then. The approximately 8.0ha (19.8ac) of land at the southeast corner of the ASP area has been subdivided to accommodate the development of a storage unit business. The western portion of the ASP area was cleared for agricultural purposes in 1898. An existing multi-unit residential development, Cedar Brae, is located at the southwest corner of the ASP area. Cedar Brea was subdivided by Parkland County as an acreage for the Kennedys and then developed as an apartment site afterwards. With a total of 113 units in approximately 1.0 hectare of land, Cedar Brae is a high density residential development. A Historical Resources Application was submitted to Alberta Culture and Tourism and Historical Resources Act clearance was provided in December 2015.

2.6 Existing Utilities and Pipelines As shown on Figure 4.0 Plan Area, there are registered utility rightsof-way and right-of-way easements within the ASP area. Two gas pipelines owned by ATCO run north-south and west-east within the western portion of the ASP area and are registered as right-of-way easements. There are existing overhead powerlines located within the road 20

rights-of-way along the east, south and west boundaries of the ASP area. There are also existing utilities (including natural gas, water, sewer, and power) servicing the existing residential development at the southwestern corner of the ASP area and the existing RV storage site located at the southeastern corner of the ASP area.

2.7 Adjacent Lands and Surrounding Development As shown in Figure 5.0 Existing Surrounding Land Uses, the lands north of the west half of the ASP area are currently vacant except for an existing farmstead located adjacent to the northwest corner of the ASP area. Atim Creek bisects the quarter section to the north of the east half of the ASP area. In this area, east of Atim Creek, there is an existing farmstead surrounded by a planted field and, west of Atim Creek, the land has been designated for residential development. The lands to the east and southeast of the ASP area are currently used for agricultural purposes with a farmstead located near the southeast corner of the ASP area. West of the ASP area is the High Park, a low density residential neighbourhood, and an existing farmstead. An east-west bound roadway, Highridge Way, runs through High Park and connects to Golf Course Road. There are residential acreages, farmstead and agricultural uses south of Highway 628. As an urban arterial roadway, Highway 628 is a wide enough separating distance to function as a buffer to mitigate potential impacts associated with the future development in the ASP area to the neighbours in the area. Therefore, there is no negative Tussic Area Structure Plan 58 of 873


impact to the residential acreages and farmstead south of Highway 628. Stony Plain’s multi-use trail network exists throughout South East ASP, Lake Westerra Estates ASP and wider areas. As shown in Figure 5.0, an existing trail runs along the south edge of South East ASP and connects to the ASP area. This trail continues running towards north along the west boundary of the ASP area and further merges with Stony Plain’s multi-use trail network. There is a pedestrian crossing on Golf Course Road connecting the trial to Highridge Way. No multi-use trail exists in the lands south of the ASP area at the time of preparing this ASP.

According to the drawings included in the above listed documents, the widening requirements range from 11.53 metres up to 30 metres and then back down to 10.38 metres in width from east to west on the west portion of the ASP area. This land was acquired via caveat for the improvements to the intersection at Golf Course Road as well as for legal access to the west half of the quarter section. The road caveat (Registered Document 062 321 587) was registered on the east quarter section of the ASP area. According to the drawing in the registered document, this land is 30 metres widen and did not extend to the west portion.

2.8 Road Caveats As shown on Figure 4.0 Plan Area, road caveats were registered with Alberta Transportation for potential road widening within the ASP area. Along the southern boundary of the ASP area there is a total of four documents registered for the Highway 628 widening (ultimately a 6-lane highway) and service road agreement purposes. The registered documents (refer to Appendix I for detail) are listed as follows: • Registered Document 122 067 968 • Registered Document 122 063 321 • Registered Document 122 063 337 • Registered Document 062 321 587

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3.0

VISIONS, GOALS, AND OBJECTIVES

This section of the Tussic ASP outlines the vision, goals and objectives that shaped the Development Concept described in Section 4.0 DEVELOPMENT CONCEPT.

3.1 Our Vision We envision the Tussic neighbourhood to develop as a complete community that provides a wide range of housing choices along with shopping and other amenities and services that meet the daily needs of residents to allow them to age in place. Transportation and infrastructure is designed not only to accommodate the private automobile but also public transit, pedestrians and cyclists. Walkability is of upmost importance with interconnected parks, open spaces, and trails to allow people to move within the Tussic neighbourhood as well as provide connectivity to adjacent neighbourhoods safely and comfortably year round.

3.2 Goals and Objectives Urban Design Goal: Design the Tussic neighbourhood to provide a good quality of life for its residents.

Objectives: 1. Build a complete and attractive neighbourhood that provides a range of housing choices, recreational opportunities, and shopping and other amenities to meet the daily needs of its residents. 2. Include an integrated system to connect trails and sidewalks with open spaces, parks, natural areas, and stormwater ponds to encourage walkability and wellness. 3. Design an interconnected transportation system that can accommodate vehicles, transit, pedestrians, cyclists and other active modes of transportation. 4. Preserve and enhance natural features and employ environmentally sustainable practices. 5. Placemaking is an important consideration in the design of the Tussic neighbourhood to ensure that the neighbourhood has its own exceptional character, with Atim Creek being an important regional feature and functional high quality public realm. 6. Maintain sufficient flexibility in the Tussic ASP to be able to respond to changing market conditions, trends and need for resiliency. 7. Apply Crime Prevention Through Environmental Design (CPTED) principles at the detailed design stage.

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Residential Development

Objectives:

Goal: Provide for a diversity of housing types to accommodate different lifestyles, economic levels and special needs.

1. Locate a local convenience commercial area at the western access of the ASP area to accommodate both retail and service uses, to serve the day-to-day needs of the Tussic residents and users of Golf Course Road.

Objectives: 1. Achieve a minimum residential density of 35 dwelling units per net residential hectare in order to comply with the Edmonton Metropolitan Region Growth Plan (EMRGP) density targets. 2. Provide a wide range of housing choices including single detached,

2. The commercial area will also provide local economic development and employment opportunities.

Environmental Management

semi-detached dwellings, multi-unit residential including town housing and low-rise apartments, accommodating a range of ages, tenure, family types and income levels.

Goal: Be responsible stewards of the environment by protecting and integrating natural watercourses and natural areas and employing environmentally sustainable practices.

3. Locate multi-unit housing near collector and arterial roadways to provide easy access to amenities as well as provide transition in height and density to lower density development.

Objectives:

4. Provide for a range of residential densities, innovative housing types (e.g. garage suites, lane housing, zero lot line development) and alternative site and building designs (e.g. shallow lots) that will contribute to the overall diversity, sustainability and affordability within the neighbourhood.

Commercial Development Goal: Provide for Commercial development in the Tussic neighbourhood that will meet the day to day needs of residents within and near the ASP area.

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1. Preserve the mixedwood forest as a natural area park (MR) and integrate it within the planned park and open space network for the neighbourhood. 2. Enhance Atim Creek through realignment of the creek channel and restoration of riparian area, where feasible. 3. Provide a stormwater management system that supports LowImpact Design and Best Management Practices that integrates with the realignment of Atim Creek into the Tussic neighbourhood design. 4. Provide a stormwater management system that meets the requirements of the Town and Province related to the water quality and treatment discharge.

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Transportation and Infrastructure Goal: Plan and Develop a transportation network and infrastructure in an efficient, economic and environmentally friendly manner to accommodate transit, cycling, and promote walkability. Objectives: 1. Plan a hierarchy of arterial, collector and local roadways that facilitate efficient access, promote safety and discourage traffic shortcutting through providing flexibility in the ASP to implement a modified-grid local roadway network. 2. Adopt a ‘complete streets’ philosophy for street design which integrates and serves all modes of transportation – including drivers, transit users, cyclists, rollerbladers and pedestrians, and individuals with limited accessibility who use scooters, wheelchairs, etc. 3. Ensure flexibility in the ASP to provide for an interconnected road and path system that facilitates efficient provision of municipal services and maintenance at the detailed design stage. 4. Locate and design collector streets to plan for integration of a future public transit system. 5. Allow for traffic calming measures in roadway design to be established at the detailed design stage by ensuring flexibility in the ASP. 6. Provide an interconnected network of roadways, sidewalks and multi-use trails that facilitate connectivity, accessibility and movement by multiple modes to amenities and services for future residents in

Tussic neighbourhood, while also considering opportunities to connect to adjacent planned and developing neighbourhoods. 7. Promote efficient design of municipal infrastructure by providing flexibility in the ASP to ensure the Town of Stony Plain standards can be met at detailed design. 8. Additional access to highway 628 is contingent on the transfer by the Government of Alberta of the care and control of the portions of Highway 628 within the Town boundaries to the municipality. Parks, Recreation and Community Services Goal: To develop needed parks, open space, school sites and recreational facilities to satisfy the present and future needs of local residents. Objectives: 1. Connect to, expand, and enhance the town’s system of parks and open spaces, multi-use trails and recreational opportunities through development in Tussic. 2. Support a variety of park experiences including active and passive recreation and the enjoyment of nature through provision of an interconnected park and open space system. 3. At the time of subdivision, ensure that 10% of the developable lands are dedicated to the Town as municipal reserve (MR) through land dedication, deferred reserves or cash in-lieu-payments or a combination thereof. 4. Integrate reserve lands (MR and ER) with public utility lands 25

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(stormwater management facilities) to augment the recreation experience provided through reserve dedication. 5. Plan for integration of commercial and public amenities into the neighbourhood, while locating these land uses with direct access to collector roadways and efficient connections to the arterial roadway network to minimize traffic issues and potential shortcutting. Stakeholder Involvement Goal: Work collaboratively with Council, Town Administration and other stakeholders in implementing the Tussic ASP. Objectives: 1. Provide opportunities for residents to be informed and to comment on the ASP prior to the required Council public hearing. 2. Work closely and collaboratively with the Town Administration to identify opportunities and address issues throughout the ASP implementation process. 3. Consider the existing planning context and framework for any amendments to the ASP, supporting implementation of existing plans where feasible and amending existing plans where necessary to ensure consistency across the Town’s planning documents. 4. Leverage the significant planning and development experience and expertise of the stakeholders in delivering a plan that will make a positive contribution to the Town.

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4.0

DEVELOPMENT CONCEPT

4.1 Overview The Tussic ASP has been prepared in response to current and anticipated housing market demands in the town of Stony Plain. The ASP encourages development that provides: a range of housing types; active and passive recreation opportunities; supportive institutional services; integration and enhancement of existing natural features; and appropriately scaled neighbourhood commercial amenity. The proposed land uses have been planned to complement adjacent existing and planned developments. As shown in Figure 6.0 Development Concept, the Tussic ASP proposes residential land uses to accommodate a diversity of ages, income levels and family types. Located adjacent to Highway 628, between Golf Course and Veterans Boulevard, the ASP area is well connected with the town’s transportation network, with strong access to regional and provincial routes. In addition, the ASP area sensitively integrates the existing low-lying areas and wetlands, where feasible, as well as a realigned Atim Creek into a network of stormwater management facilities which serve as natural amenities for the community. These features are connected to the proposed school site, pocket parks and a retained portion of the existing mixedwood forest (natural park) to create an integrated open space system as a community amenity.

Figure 6.0 Development Concept provides a framework for the future development of lands within the ASP area. Although the internal roadway patterns and parcel orientations will be further delineated at the detailed design stage, all future developments within the ASP area shall be in general accordance with this Development Concept. The location and amount of environmental reserve (ER) and municipal reserve (MR) will be further refined at the subdivision application stage in accordance with the provisions of the Municipal Government Act (MGA).

4.2 Residential Table 1.0 - Land Use Statistics provides a summary land use areas, residential densities and projected population for the ASP area. As the development concept is general in nature, to respond to market demand over the course of development, the developer will work with the Town to ensure that overall residential densities are monitored through the redistricting and subdivision process. With each stage of development, the development program will be reevaluated to ensure density requirements under the EMRGP will be met with the build-out of the ASP area. As shown in Figure 6.0 Development Concept, the ASP area is planned primarily for a mix of low and medium density residential 27

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uses. Low density residential (LDR) uses are anticipated to comprise approximately 48.90 ha (120.88 ac) or 44.4% of the gross developable area (GDA). LDR (single detached and semi-detached) is anticipated to be developed to a density of approximately 28 units/hectare (u/ha), and would be primarily located interior to the neighbourhood areas. A significant multi-unit (town house and low-rise apartment) residential component is also anticipated in Tussic, to accommodate a wider range of housing choice. Approximately 8.63 ha (21.34 ac) or 7.8% of the GDA is planned for ground-oriented medium density residential (MDR) uses, such as town housing, at an approximate density of 45 u/ha. MDR development is planned near open space amenities and commercial and institutional services, providing accessibility and connectivity for future residents. MDR uses have also been located to provide a transition in height and density between higher and lower density residential uses. Approximately 4.0 ha (9.88 ac) or 3.6 % of the GDA is planned for higher density residential (HDR) uses, such as low-rise apartments, which are anticipated to achieve a density of approximately 80 u/ha. The locations of the HDR areas are strategically planned to provide major road network access to ensure accessibility and support efficient movement of people within the ASP area. HDR uses are also planned near natural amenities and commercial and institutional services.

4.3 Commercial Approximately 1.09 ha (2.69 ac) or 1.0% of the GDA is anticipated for commercial use, at the western access to the ASP area. This commercial development would primarily serve the day to day needs of residents within and near the ASP area. This location also takes advantage of exposure and access to Golf Course Road to support the viability of businesses. Some local employment opportunities for existing and future residents would be created with this commercial development.

4.4 Parks, School and Open Space Approximately 11.02 ha (27.22 ac) or 10.0% of the GDA is dedicated as a municipal reserve (MR). Of this, approximately 3.9ha (9.7ac) or 3.6% of the GDA is identified for the development of a potential future school site. As shown on Figure 6.0 Development Concept, the school site has been located centrally to the neighbourhood, at the north end of the proposed north-south collector connection to Highway 628, providing strong vehicular and non-motorized access and egress. The location of the school site also allows for connectivity to the proposed trail network and interconnected open space system within the ASP area, presenting potential opportunity for nature education programming. Approximately 3.31ha (8.18 ac) or 3.0% of the GDA has been identified for a natural area park (MR) space to allow for preservation of a portion of the existing mixedwood forest. This site will provide passive recreation opportunities for residents, through nature trail

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development, interconnected with other open spaces planned for the neighbourhood, supporting an appreciation of nature, preserving habitat and nature education programming opportunities. Additional MR, up to 10% of GDA, will be provided at the redistricting and subdivision stages to establish multi-use trail development and neighbourhood parks. These additional MR spaces will provide opportunities to enhance the connectivity of residents to the open space network. Local park spaces will provide accessible passive and active recreation opportunities for residents. A system of three stormwater management facilities has been identified within Tussic. These facilities will be dedicated as public utility lots (PUL) and occupy approximately 8.0 ha (19.76 ac) or 7.3% of the GDA. Interconnected with the park and open space system, through inclusion of multi-use trail alignments, these facilities will provide additional passive recreation opportunities for neighbourhood residents and provide additional variation in the recreation experience for trail users.

4.5 Atim Creek Realignment Both the Phase I Environmental Site Assessment and Desktop Biophysical and Wetland Assessment identified evidence of historical human disturbance to the natural state of Atim Creek within the ASP area. The proposed realignment and enhancement of natural areas associated with Atim Creek will provide recreational opportunities for residents while restoring the watercourse and riparian area to a more natural state, to the extent feasible. The bed of Atim Creek

and associated riparian area will be dedicated as environmental reserve (ER), the extents of which to be confirmed through detailed design for the realignment and alteration at the subdivision and development stage. For the ASP, conceptual design for the realignment and alteration of the creek has been completed and approximately 1.28 ha (3.16 ac) of land will be required as ER. Communication regarding the proposed realignment has been initiated with Alberta Environment and Parks (AEP). The realization of Atim Creek realignment requires AEP to review and approve the realignment plan with supporting technique studies, assessments and supplementary information. The approval of the realigned Atim Creek will be required prior to any redistricting or subdivision as the Tussic ASP relies on this feature for its design.

4.6 Existing Development Opportunity exists for the lands at the southeast corner of the ASP area, occupied at the time of writing by a storage unit business (Boundary RV and Auto Storage Ltd.), to be redeveloped as residential or commercial and integrated with development planned for the ASP area. The development concept for Tussic has been strategically established with consideration of the potential for connections of roadway and servicing infrastructure to support eventual redevelopment of these lands. In the interim, visual buffering (fencing and landscaping within private property is anticipated to be provided where this existing development directly borders proposed residential development.

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4.7 Transportation Transportation and infrastructure in the ASP area is designed not only to accommodate vehicles but transit, pedestrians, cyclists and other active modes of transportation. A Transportation Impact Assessment (TIA) has been submitted separately for review and approval by the Town of Stony Plain. Figure 7.0 Transportation Plan identifies the proposed roadway network and multi-use trail within the ASP area. The roadway network proposed includes a new arterial roadway running west-east along the north boundary of the ASP, and a network of collector roadways providing access to the new arterial, Veterans Boulevard, Highway 628, and Golf Course Road. A local roadway and lane network will be identified at the subdivision stage, which will provide access to the collector roadway network from individual lots. Based upon communication with Alberta Transportation dated back to August 2016, there is a total of four road caveats registered with Alberta Transpiration for the purpose of highway widening and service road access. The lands acquired will accommodate improvements to the intersection at Golf Course Road, provide access to future developments and contribute to the realization of a complete community as envisioned in this ASP. The following roadway network is proposed:

4.7.1 Arterial Roadways The Town of Stony Plain has noted that they will accept, subject to final design approval, a four-lane undivided standard for the new 30

arterial roadway between Golf Course Road and Veterans Boulevard. However, based on the TIA there may be opportunities to explore a non-standard cross-section using the complete streets philosophy for this arterial at the detailed design stage. Veterans Boulevard is located along the east boundary of the ASP and is planned to be upgraded to a four-lane divided arterial roadway. Golf Course Road may be upgraded in the future; however, a twolane undivided arterial can support the development of the Tussic ASP. Alberta Transportation has jurisdiction over Highway 628 which is located along the south boundary of the ASP. Based on the Highway 628 Functional Planning Study, Highway 628 is proposed to be a fourlane divided urban arterial roadway within Stony Plain.

4.7.2 Collector Roadways The collector roadway network includes one primary collector that intersects the future east-west arterial in the eastern and western portions of the ASP area, looping south through the ASP area. In addition to the primary collector loop, three collector connections are proposed connecting the collector loop to Golf Course Road, Highway 628, and Veterans Boulevard. All collector roadways will be developed as major collector roadways as per the Town of Stony Plain’s Municipal Development Standards. The development of single/semi-detached units with front drive access should be restricted along collector roadways that carry daily volumes greater than 5,000 vehicles per day (vpd). This will be confirmed at the subdivision stage. Tussic Area Structure Plan 68 of 873


Additional access to Highway 628 will provide safe, convenient access to the regional road network as shown in Figure 7.1 Transportation Overlay Pending Municipal Authority of Highway 628. Requirements for such access will be determined at the detailed design and subdivision stage.

4.7.3 Local Roadways A system of local roadways to provide access to individual residential lots will be identified at the subdivision stage and will be developed in accordance with the Town of Stony Plain’s Municipal Development Standards.

4.7.6 Pedestrian Connectivity As shown in Figure 8.0 Parks and Open Space, an existing multi-use trail runs along the south edge of South East ASP and connects to the ASP area. This trail continues running towards north along the west boundary of the ASP area and further merges with Stony Plain’s eastern trail network. A pedestrian crossing on Golf Course Road connects the multi-use trail to Highridge Way.

Most residential development located along collector roadways will be accessed via lanes at the rear of the lots. Exceptions include the multi-unit residential parcels which will be accessed via collector or local roadways. The minimum right-of-way width for lanes is 6m, as per the Town of Stony Plain’s Municipal Development Standards.

Pedestrian sidewalks will be provided along the proposed collector roads and local roads as per the Town of Stony Plain’s Municipal Development Standards. In addition, a multi-use trail system is proposed throughout the ASP area connecting future collector roads, realigned Atim Creek, stormwater management facilities, parks and the school site within the ASP area. As shown in Figure 8.0 Parks and Open Space, the multi-use trail system will also extend to connect to the existing and proposed multi-use trail system along the Town’s arterial roads and in the adjacent neighborhoods. Multi-use trails may replace sidewalks along certain collector roads to further integrate the overall trail system

4.7.5 Public Transit

4.7.7 Emergency Services

Transportation and infrastructure in the ASP area is designed to integrate with Stony Plain’s future public transit system in the area. The future public transit system will be accommodated along the proposed collector roadways to ensure that all uses are within 5 – 10 minute walking distance (at 400 to 800 metres).

Through consultation with the Stony Plain Royal Canadian Mounted Police, the Stony Plain Fire Department and Alberta Heath Services, it has been determined that there is no need for lands within the ASP area to accommodate additional emergency services facilities. Existing services within the town of Stony Plain are sufficient to provide for future development within the ASP area.

4.7.4 Lanes

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5.0

UTILITY SERVICES

5.1 Design Criteria

to range in size from 200mm through 675mm in diameter.

Sanitary servicing consists of all new sanitary collection facilities required to service the proposed development area as identified in the ASP. These facilities include the trunk sewer, local sewer mains and service pipes to each lot. Local sanitary sewer mains have been sized assuming they will be installed at the minimum grade for each diameter. The sizing of these mains is conceptual, and should be confirmed during detailed design stage.

The Town of Stony Plan Sanitary Collection System Master Plan Update (January 2008) indicates that the ASP area will be serviced with one major trunk running along the east central portion of the development area. This concept has been revised in that the trunk main will exit along the quarter section line within the centre of the development. This is not anticipated to have a negative effect on further trunk sewer extension to the south of the ASP area.

Water servicing consists of all new water distribution facilities required to service the ASP area. Connections to offsite watermains are identified, however, potential additional pumping or storage requirements have not been considered.

The existing developments in the southeast corner of the east quarter section has been included in the overall sewage generation for the area, to allow for potential future redevelopment. The existing development in the southwest corner of the west quarter section is currently serviced and has therefore not been included.

5.1.1 Sanitary Sewer Servicing Figure 9.0 Conceptual Sanitary Servicing Plan presents the sanitary collection system envisioned to service the ASP area. The collection system will consist of a network of various size gravity mains located generally along the proposed road network. The sanitary servicing concept is based on providing sanitary service to the Tussic ASP development boundary. Most of the lands within the ASP area fall to the north as well as toward Atim Creek, located in the centre of the ASP lands. The gravity sewer mains are anticipated

The sanitary servicing concept is fully described below: Trunk Sewer The ASP area will be serviced by a sanitary trunk sewer which will be 675mm in diameter at the north boundary of the development. Within the ASP area, the trunk sewer will reduce to 600mm in diameter and travel through the development to service additional lands to the south. The trunk main is envisioned to follow the collector roadway located in the east central portion of the development. Laterals will extend outward from the trunk main to 33

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provide service to the local area. Beyond the ASP area, the trunk sewer will need to be extended north to connect to the existing 900mm trunk main located along South Creek Drive. West ASP Area The ASP area located between Golf Course Road and Atim Creek can be serviced by a gravity sewer main flowing north along the future collector road and then east through local roadways to connect with the trunk sewer. The sanitary sewer routing will be further defined at the subdivision and design stages. Limited interim sanitary servicing may be possible in the western portion of the ASP lands along Golf Course Road. Spare capacity within the existing collection system to the west may accommodate some initial development within the ASP lands, however, sewage must ultimately be redirected to new local sanitary mains within the Tussic ASP. East ASP Area The ASP area located between Veterans Boulevard and Atim Creek can be serviced via gravity mains discharging directly to the trunk sewer.

5.1.2 Water Distribution Figure 10.0 Conceptual Water Servicing Plan presents the proposed water distribution system for the ASP. The distribution system is envisioned to consist of a network of watermains generally installed along the proposed roadway network. 34

The proposed water servicing concept is based on providing water service to the ASP boundary, including domestic and fire flow provision throughout the system. The Town of Stony Plain Water Distribution Master Plan Update (January 2008) indicates that the ASP area will be serviced via seven connection points; two to the existing system (to the west of the proposed development) and five to future connections. The watermains are anticipated to range in size from 200mm through 350mm in diameter. The proposed watermain network will provide the design peak day flow plus the recommended fire flow capabilities within the Tussic development area. The watermain looping is especially recommended to significantly improve fire flow capabilities that may be required for a certain development stage. Tie-ins to the Town’s existing system are located on the west side of the ASP area along Golf Course road; on the northern side to a 300mm diameter watermain and on the south side to a 350mm diameter watermain. The future connections along the north, east and west boundaries will allow for ultimate looping and future expansion, and range from 300mm to 350mm in diameter. The existing developments in the southeast corner of the east quarter section has been included in the overall demands for the area, to allow for potential future redevelopment. The existing development in the southwest corner of the west quarter section is currently serviced and has therefore not been included.

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5.1.3 Stormwater Management

5.1.4 Franchise Utilities

To service the future development area identified in the ASP, a series of SWMFs are proposed to be installed to provide water quality and quantity control before it is discharged to the existing natural streams (see Figure 11.0 Conceptual Storm Servicing Plan).

It is anticipated that power, natural gas, telephone and cable TV services will be provided through extension of the existing system.

Alberta Environment’s stormwater management guidelines require control of water quality in urban stormwater. According to the Alberta Environment Guidelines, wet ponds and stormwater wetlands typically remove 80-90% of the suspended solids and 4060% of the suspended and dissolved nutrients in urban stormwater. Therefore, best management practice implies that wet facilities be used whenever possible.

5.2.1 Costs of Development

The proposed wet ponds will be designed to accommodate the 1:100 year 24-hour storm event. A maximum pond release rate of 2.5 L/s/ ha was adopted based on the Services Master Plan Review Storm Drainage Master Plan completed by Associated Engineering in 2008. The northwest SWMF (3.5 ha) is proposed to discharge at a controlled release rate into the second SWMF (1.8 ha) which then discharges into the realigned Atim Creek. In addition, the east SWMF (2.6 ha) also discharges at a controlled rate into Atim Creek. These drainage paths are presented in Figure 11.0 Conceptual Storm Servicing Plan. It was assumed that the Boundary RV & Auto Storage lot will control runoff through provision of its own on-site stormwater management with a controlled release rate. Controlled discharge from this lot will be allowed to flow through the east SWMF (2.6 ha) without storage.

5.2 Utility Servicing Standards The developer of land will bear the costs of development, through such mechanisms as off-site levies, bylaws and development agreements. This includes the provision of full services to the Town’s standards, and in accordance with the Town’s Master Plans and studies for infrastructure, having regard for long-term maintenance and expansion of infrastructure to new developments.

5.2.2 Low-Impact Development The Town will use a balanced approach, using low-impact development principles in the management of stormwater, by encouraging and supporting measures and activities that reduce stormwater runoff, improve water quality, promote evapotranspiration (the return of water from the earth’s surface back to the atmosphere) and infiltration and reduce erosion.

5.2.3 Design The design of stormwater management facilities will enhance the natural function and visual landscape.

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5.2.4 Joint Use The Town will require joint-use of utility pipeline corridors, transportation corridors, transmission lines and other utility rightsof-way and structures of a compatible nature to minimize adverse visual, environmental or safety impacts and fragmentation of properties, unless the developer or applicant can prove that such colocation is impossible or unsafe.

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6.0

PLAN IMPLEMENTATION

6.1 Development Staging

6.2 Redistricting and Subdivision

The development in the ASP area will occur in a number of phases but is based on various factors including infrastructure costs, market demands, as well as logical extension of sanitary collection (Figure 9.0) and water distribution system (Figure 10.0) according to servicing requirements that only can be determined at the detailed design stage. Therefore, the development lines and order shown in Figure 12.0 Staging Plan are conceptual and require subsequent detailed confirmation prior to any redistricting or subdivision. Additionally, each conceptual stage area as shown in Figure 12.0 can be further broken into smaller stages based on lot inventories and marked demands. The intent of the Staging Plan is to describe the anticipated direction of growth and does not obligate any landowner to develop or not develop, provided that servicing is readily available. This is to ensure that the development of roads and deep services are handled in an efficient and cost effective manner.

Redistricting and subdivision applications will be prepared for each stage of development and will conform generally to the land uses described in this ASP. Guided by the Town of Stony Plain’s MDP, redistricting and subdivision will also be required to adhere to the Town of Stony Plain’s Land Use Bylaw.

The lands within the ASP area will be developed in general accordance with the staging plan shown on Figure 12.0 Staging Plan. The A’s and B’s in Figure 12.0 Staging Plan signify that development may commence concurrently or separately among the west and east quarter sections. Development of the initial stage will require extension of municipal servicing, collector roadway and stormwater management facility infrastructure, the extent of which will be determined in consultation with the Town.

Road caveats directly impact the development concept and need to be considered as the ASP gets built. There is a total of four road caveats registered with Alberta Transportation for the purpose of highway widening and service road access. Alberta transportation will need to be consulted during the development of the Tussic ASP to ensure each caveat is properly addressed as the ASP develops.

6.3 Provision of Roadways and Infrastructure Provision of new roadways and services and/or upgrades to existing services required to accommodate new development in the ASP area will be established through the subdivision process. Applications for subdivision will be submitted for each phase of development to the Town of Stony Plain for approval by the Town’s Subdivision Authority. As a condition of subdivision approval, a development agreement between the developer and the Town of Stony Plain will be required. This development agreement will be 37

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based on detailed engineering drawings that identify necessary roadway and servicing construction and/or updates to the existing roadways and services required to accommodate development, based on the future land uses and densities proposed in the subdivision application. They will also indicate responsibilities for constructing the required roadways and services.

completion certificate for the road upgrades and constructed services.

Through the development agreement process, the developer and the Town of Stony Plain will establish who will be required to pay for and construct the roadways. The developer will work with the Town of Stony Plain to determine opportunities for recovery of a fair portion of any upfront costs from subsequent development which will utilize the new and/or upgraded roadways and services. To ensure the proposed new and/or upgraded roadways and services are completed as identified in the engineering drawings, the Town of Stony Plain will require security to be provided, the amount of which is determined based on the construction costs for roadways and services. This security will be returned to the developer following a warranty period, which is determined by the Town of Stony Plain and identified in the development agreement.

Development of the initial stage will require extension of municipal servicing, roadways and stormwater management facility infrastructure, the extent of which will be determined in consultation with the Town.

Upon signing and approval of the development agreement between the developer and the Town of Stony Plain, the subdivision application may be endorsed by the Subdivision Authority, allowing the subdivision plan to be registered with Land Titles to create the new lots. Road upgrades and construction of services can begin once the required security is provided to the Town as specified in the development agreement. Usually, the endorsement of the subdivision plan will occur after the Town accepts construction 38

6.4 Staging Information and Requirements 6.4.1 Infrastructure Requirements

During the first stage of the development, a stormwater management facility will be required at one of the locations in general accordance with Figure 11.0 Conceptual Storm Servicing Plan. All stormwater management facilities will be designed in accordance with Alberta Environment Standards and Guidelines, as well as the Town of Stony Plain Municipal Development Standards. Approvals under the Water Act and Environmental Protection and Enhancement Act will be obtained for each of the facilities. Final size and location of all stormwater ponds will be determined at the detailed engineering and design stage associated with respective subdivision applications and development permit applications.

6.4.2 Off-Site Levy Requirements The developer of the land will provide off-site levy contribution and required studies/ criteria complying with the Town of Stony Plain’s Off-Site Levy Bylaw and Servicing Master Plan. Since the policies will

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be amended from time to time, the detail of required studies/criteria will be determined prior to any redistricting or subdivision.

6.4.3 Soil Balance The developer of the land will work with the Town to ensure that stripping and stockpiling of top soil is done in a responsible manner to mitigate potential impacts on adjacent neighbours. A soil management strategy will be prepared for each part of the development.

6.4.4 Soft Infrastructure Soft infrastructure considerations in lieu of the new Municipal Government Act are not presently part of the Town’s Off-Site Levy Bylaw but may be included in the future. Therefore, at the time of preparing this document no pertaining infrastructure has been required by the Town for the ASP area. This will be reassessed during the redistricting and subdivision of each development stage.

6.4.5 Hydraulic Network Analysis Report A Hydraulic Network Analysis Report will be prepared in order to confirm the pipe size required for each part of the development. Figure 10.0 shows the conceptual layout and pipe size of the water distribution system proposed for the ASP area.

6.4.6 Stormwater Management Report A Stormwater Management Report will be prepared in order to confirm stormwater infrastructure design and requirements for each part of the development. Figure 11.0 Conceptual Storm Servicing Plan shows the conceptual layout of the stormwater system proposed for the ASP area.

6.4.5 Future Stages A shadow concept will be required at each stage of development to provide an understanding of the details of subsequent stages. This will help inform decision making to ensure adequate water and sanitary servicing, stormwater management and road access points for emergency services are provided.

6.5 Atim Creek Realignment The realization of Atim Creek realignment requires Alberta Environment and Parks (AEP) to review and approve the realignment plan with supporting technique studies, assessments and supplementary information. Required major permits include Approval of Water Act and Disposition Approval of Public Lands Act. Other permitting considerations may include Fisheries Act, Fisheries and Oceans Canada (DFO) Project Review and Fisheries (Alberta) Act and Fish Research License for fish rescue during construction. In addition, supplementary information and assessments, such as Fish Habitat Assessment, Restoration Plan or Hydrologic Assessment, may also be requested by AEP agencies as part of the application.

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The next step will be to refine a Realignment Plan with required information and submit the Atim Creek Realignment applications for AEP’s review and approval.

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APPENDIX A - FIGURES Figure 1.0 Location Map  Figure 2.0 Planned Context Map  Figure 3.0 Existing Conditions Map



Figure 4.0 Plan Area Map  Figure 5.0 Existing Surrounding Land Uses Map  Figure 6.0 Development Concept Map Figure 7.0 Transportation Plan Figure 7.1 Transportation Overlay Pending Municipal Authority of Highway 628 Figure 8.0 Parks and Open Space Map Figure 9.0 Conceptual Sanitary Servicing Plan  Figure 10.0 Conceptual Water Servicing Plan



Figure 11.0 Conceptual Storm Servicing Plan Figure 12.0

Staging Plan 

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Figure 1.0 Location Tussic ASP Stony Plain, Alberta

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LOT 4ER

LOT 1

3

UTILITY R/W

R/W TE

UTILITY R/W

COND PIPE ENSA LINE

1

R/W

UTILITY R/W LINE R/W

ITY

LOT 4ER

1 UTILITY R/W

R/W

UTILITY R/W

E

SH 779

R/W

R/W

LINE

LINE

PIPE

GOLF COURSE RD

E

PIPE

SAT

SAT

DEN

DEN

CON

CON

Legend Low Density Residential Medium Density Residential High Density Residential Commercial Park/Open Space Institutional Stormwater Management Facility Park/Muncipal Reserve

Portion Repealed from South East ASP Tussic ASP Boundary Potential Collector Road Linkage to Veterans Boulevard Potential Collector Road Linkage to South Creek Drive Potential Collector Road Linkage to Harvest Drive Potential Collector Road Linkage to Highridge Way Potential Collector Road Linkage to South of HWY628

RGE RD 275

PIPE

UTIL

Figure 2.0 Planned Context Stony Plain ASP Qualico Stony Plain, Alberta

N.T.S.

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 81 of 873


NE 1/4

NW 1/4 SEC 2929-53-27-4

NE 1/4 SEC 30-52-27-4

NW 1/4 SEC 30-52-27-4

SW 1/4 SEC 29-53-27-4

Veterans Boulevard

UTILITY R/W

UTILITY R/W

R/W R/W

UTILITY R/W

UTIL UTIL ITY ITY

H

Golf Course Rd

L

H UTILITY R/W R/W UTILITY

H

UTILITY UTILITY R/W R/W

UTILITY UTILITY R/W R/W

H SH 628

Hwy 628 NW 1/4 SEC 19-52-27-4

Legend ASP Boundary

Direction of Overland Drainage

Low / Wet Area

Major Contours (2.0m interval) Minor Contours (0.5m interval)

H

High Point

L

Low Point

Overhead Power

Treed Area

Existing Atim Creek

NW 1/4 SEC 20-53-27-4 NE 1/4 SEC 19-52-27-4

Figure 3.0 Existing Conditions Tussic ASP Stony Plain, Alberta

Town of Stony Plain Existing Multi-Use Trail

N.T.S.

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 82 of 873


Portion of SE 1/4 SEC 30-52-27-4

Portion of SE 1/4 SEC 30-52-27-4

UTILITY R/W

ATCO R/W

Portion of SW 1/4 SEC 30-52-27-4

Lot 1, Blk 1 Plan 062 4145

R/W R/W

Portion of SW 1/4 SEC 30-52-27-4

Lot 1 Plan 782 1916

UTILITY R/W

UTILITY R/W

UTIL UTIL ITY ITY

Boundary RV & Auto Storage

CDE 042 1532

UTILITY UTILITY R/W R/W

SW 1/4 SEC 29-53-27-4

ATCO R/W

Veterans Boulevard

NW 1/4 SEC 2929-53-27-4

NE 1/4 SEC 30-52-27-4

5m ROAD WIDENING

Golf Course Rd

NW 1/4 SEC 30-52-27-4

CDE 042 1532-2

UTILITY UTILITY R/W R/W

UTILITY UTILITY R/W R/W

Hwy 628 NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 19-52-27-4

Legend 1 4 1 4

1 4 1 4

ASP Boundary

Portion SW Sec 30-52-27-4

Portion SE Sec 30-52-27-4

Atco ROW

Portion SW Sec 30-52-27-4

Portion SE Sec 30-52-27-4

Existing Building

Lot 1, Plan 782 1916

Lot 1, Blk 1, Plan 062 4145

Road Widening

CDE 042 1532-2

Non Participating Lands

CDE 042 1532

NW 1/4 SEC 20-53-27-4

Figure 4.0 Plan Area Tussic ASP Stony Plain, Alberta

N.T.S.

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 83 of 873


F F

F

F Highridge Way Highridge Way

High Park

High Park

Tussic ASP Area Tussic ASP Area Boundary RV & Auto Boundary Storage RV & Auto Storage

Cedar Brae Cedar Brae

Hwy 628

F

Veterans Boulevard Veterans Boulevard

F

Course GolfGolf Course Rd Rd

F

F F

Hwy 628

F

Legend Legend ASP Boundary

F

Treed Area Existing Farmstead

Low Density Residential Medium Density Residential Low Density Residential High Density Residential Medium Density Residential Commercial High Density Residential Park/Open CommercialSpace Park/Muncipal Reserve Park/Open Space

F

Existing Farmstead

Park/Muncipal Reserve

ASPmBoundary 500 surrounding ASP Boundary 500 m surrounding ASP Existing Atim Creek Boundary Existing Atim Creek Treed Area

Figure 5.0 Existing and Surrounding Land Figure Uses Map 5.0 Stormwater Management Facility Existing and Surrounding Land Uses Map Tussic ASP Future Development Stormwater Management Facility Stony Tussic Plain, Alberta ASP Institutional Future Development Stony Plain, Alberta Existing Boundary RV and Auto Storage Site Institutional Existing Brae Site Existing Cedar Boundary RV and Auto Storage Site Existing Trail Town of Multi-Use Stony Plain Existing Multi-Use Trail

N.T.S. N.T.S.

N

Date: July 2018 Project No: 15-014 Date: August 2018 Project No: 15-014

N

Tussic Area Structure Plan 84 of 873


NW 1/4 SEC 30-52-27-4

NE 1/4 SEC 30-52-27-4

P

EX. ATIM CREEK

Golf Course Rd

NW 1/4 SEC 2929-53-27-4

CREEK REALIGNMENT

P

HDR

HDR

C HDR

P

P

Cedar Brae

HDR

SW 1/4 SEC 29-53-27-4

Tree Stand

ATCO R/W

P

Veterans Boulevard

ATCO R/W

Boundary RV & Auto Storage

Hwy 628 NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 19-52-27-4

Legend

HDR

ASP Boundary

Environmental Reserve (ER)

Collector Road

Low to Medium Density Residential

Stormwater Management Facility / PUL

Aterial Road

Potential High Density Residential Location

Park / Open Space / Greenway (MR)

C

Potential Commercial Location

P

Potential Pocket Park Location

School (MR) Proposed Atim Creek Realignment Existing Atim Creek Proposed Multi-Use Trail

Road Widening

NW 1/4 SEC 20-53-27-4

Figure 6.0 Development Concept Tussic ASP Stony Plain, Alberta

Existing Cedar Brae Site Existing Boundary RV and Storage Site *Note: The Boundary RV and Auto Storage Site could be residential or commercial for future development

N.T.S.

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 85 of 873


5m ROAD WIDENING

Golf Course Rd Highridge Way

SW 1/4 SEC 29-53-27-4

NW 1/4 SEC 2929-53-27-4

NE 1/4 SEC 30-52-27-4

Veterans Boulevard

South Creek Dr.

NW 1/4 SEC 30-52-27-4

Hwy 628 NW 1/4 SEC 19-52-27-4

Legend ASP Boundary Aterial Road

NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 20-53-27-4

Figure 7.0 Transportation Plan Tussic ASP Stony Plain, Alberta

Collector Road

Road Widening

N.T.S.

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 86 of 873


Highridge Way

SW 1/4 SEC 29-53-27-4

ATCO R/W

ATCO R/W

Veterans Boulevard

South Creek Dr.

NW 1/4 SEC 2929-53-27-4

NE 1/4 SEC 30-52-27-4

5m ROAD WIDENING

Golf Course Rd

NW 1/4 SEC 30-52-27-4

Hwy 628 NW 1/4 SEC 19-52-27-4

Legend ASP Boundary

Aterial Road

* Note: Potential Future Secondary Access location is conceptual and, if warranted, may be subject to change at the detailed design stage.

Collector Road

NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 20-53-27-4

Figure 7.1 Transportation Overlay Pending Municipal Authority of Highway 628 Tussic ASP Stony Plain, Alberta

Road Widening Potential Future Secondary Access

N.T.S.

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 87 of 873


NE 1/4 SEC 30-52-27-4

* *

Golf Course Rd

*

*

ATCO R/W

P

Tree Stand

Veterans Boulevard

P

EX. ATIM CREEK

ATCO R/W

NW 1/4 SEC 2929-53-27-4

CREEK REALIGNMENT

P

P

P

*

Cedar Brae

*

SW 1/4 SEC 29-53-27-4

NW 1/4 SEC 30-52-27-4

Boundary RV & Auto Storage

Hwy 628 NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 19-52-27-4

Legend ASP Boundary Environmental Reserve (ER) Stormwater Management Facility / PUL

P

Potential Pocket Park Location Collector Road Pedestrian Linkages Aterial Road

Park / Open Space / Greenway (MR) School (MR) 500 m Distance

*

Centre of the 500 m Distance

Road Widening

Town of Stony Plain Existing Multi-Use Trail

NW 1/4 SEC 20-53-27-4

Figure 8.0 Parks and Open Space

Town of Stony Plain Proposed Multi-Use Trail Proposed Multi-Use Trail Proposed Atim Creek Realignment

Tussic ASP Stony Plain, Alberta

Existing Atim Creek Walkway Connection

Existing Cedar Brae Site Existing Boundary RV and Storage Site *Note: The Boundary RV and Auto Storage Site could be residential or commercial for future development

N.T.S.

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 88 of 873


NW 1/4 SEC 30-52-27-4

NE 1/4 SEC 30-52-27-4

NW 1/4 SEC 2929-53-27-4

675Ø

Future Trunk Connection

600Ø

SW 1/4 SEC 29-53-27-4

Veterans Boulevard

60

250Ø

Golf Course Rd

300Ø

Hwy 628 NW 1/4 SEC 19-52-27-4

Future Trunk Connection

NE 1/4 SEC 19-52-27-4

Legend ASP Boundary Existing 200mmØ Sanitary Sewer Proposed 250mmØ Sanitary Sewer

*Based on the Town of Stony Plain Sanitary Collection System - Master Plan Update January, 2008

NW 1/4 SEC 20-53-27-4

Figure 9.0 Conceptual Sanitary Servicing Plan Tussic ASP Stony Plain, Alberta

Proposed 300mmØ Sanitary Sewer Proposed 600mmØ Sanitary Sewer Proposed 675mmØ Sanitary Sewer

N.T.S.

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 89 of 873


NW 1/4 SEC 30-52-27-4

NE 1/4 SEC 30-52-27-4 Future Connection

Future Connection

300Ø

Golf Course Rd

NW 1/4 SEC 2929-53-27-4

30 300Ø

*

300Ø

300Ø

350Ø

200Ø

SW 1/4 SEC 29-53-27-4

300Ø

Veterans Boulevard

150Ø

Future Connection

450Ø

*

Hwy 628

350Ø

NW 1/4 SEC 19-52-27-4

**

Future Connection

350Ø

NE 1/4 SEC 19-52-27-4

300Ø

**

Legend ASP Boundary

Proposed 300mmØ Watermain

Existing 150mmØ Watermain Existing 200mmØ Watermain Existing 300mmØ Watermain Existing 450mmØ Watermain

Proposed 350mmØ Watermain

* **

Connect to Existing Distribution System

*Based on the Town of Stony Plain Water Distribution System - Master Plan Update January, 2008

**

Future Connection NW 1/4 SEC 20-53-27-4

Figure10.0 Conceptual Water Servicing Plan Tussic ASP Stony Plain, Alberta

Design as per the Town of Stony Plain Master Plan

N.T.S.

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 90 of 873


NW 1/4 SEC 30-52-27-4

NE 1/4 SEC 30-52-27-4

Golf Course Rd

EX. ATIM CREEK

2.6 ha

1.8 ha CREEK REALIGNMENT

UTILITY R/W

*

UTILITY R/W

UTILITY R/W

R/W

UTILITY R/W R/W UTILITY

UTILITY R/W

UTILITY R/W

SW 1/4 SEC 29-53-27-4

Veterans Boulevard

3.5 ha

UTIL

ITY

NW 1/4 SEC 2929-53-27-4

Boundary RV & Auto Storage

Cedar Brae Hwy 628 NW 1/4 SEC 19-52-27-4

NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 20-53-27-4

Figure 11.0 Conceptual Storm Servicing Plan Tussic ASP Stony Plain, Alberta

Legend ASP Boundary Catchment Area Proposed Atim Creek Realignment Existing Atim Creek Proposed SWMF Direction of Flow Outfall to the Creek

*

N.T.S. Boundary RV & Auto Storage is responsible for its storm water management on site

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 91 of 873


2B

1B

1A

4B

2A 4A 3A

6A 5B

6B

NW 1/4 SEC 2929-53-27-4

Veterans Boulevard

Golf Course Rd

3B

NE 1/4 SEC 30-52-27-4

5A

SW 1/4 SEC 29-53-27-4

NW 1/4 SEC 30-52-27-4

Boundary RV & Auto Storage

Cedar Brae

Hwy 628 NW 1/4 SEC 19-52-27-4

NE 1/4 SEC 19-52-27-4

Legend

X

ASP Boundary

Road Widening

Development Stage

Existing Cedar Brae Site

Development Stage Boundaries

Existing Boundary RV and Auto Storage Site

Note: The staging areas and order shown are conceptual and would require subsequent detailed confirmation prior to any redistricting or subdivision.

NW 1/4 SEC 20-53-27-4

Figure 12.0 Staging Plan Tussic ASP Stony Plain, Alberta

Collector Road Aterial Road

N.T.S.

N

Date: August 2018 Project No: 15-014

Tussic Area Structure Plan 92 of 873


APPENDIX B - STATISTICS Table 1.0

Land Use and Population Statistics 

Table 2.0

Student Generation Count



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Table 1.0

Land Use and Population Statistics

GROSS GROSSAREA AREA Arterial ArterialRoad Road(including (includingwidening) widening) Highway Highway628 628(including (includingwidening) widening) Environmental EnvironmentalReserve Reserve(ER) (ER) Existing ExistingHigh-Density High-DensityResidential Residential(Cedar (CedarBrea)* Brea)* Existing ExistingBoundary BoundaryRV RV&&Auto AutoStorage StorageLtd.** Ltd.** Total Total GROSS GROSSDEVELOPABLE DEVELOPABLEAREA AREA(GDA) (GDA) Circulation Circulation Potential PotentialCommercial Commercial Parks/ Parks/School School/ /Open OpenSpace Space/ /Greenway Greenway(MR) (MR) Stormwater Management Facilities Stormwater Management Facilities/ /PUL PUL Total TotalNon-Resiential Non-ResientialArea Area Net NetResidential ResidentialArea Area* *

Hectares %%ofofGDA Hectares GDA 128.63 128.63 4.39 4.39 4.39 4.39 1.28 1.28 1.00 1.00 7.40 7.40 18.46 18.46 110.17 110.17 28.50 28.50 1.09 1.09 11.02 11.02 8.03 8.03 48.64 48.64 61.53 61.53

25.9% 25.9% 1.0% 1.0% 10.0% 10.0% 7.3% 7.3% 44.1% 44.1% 55.9% 55.9%

RESIDENTIAL RESIDENTIALLAND LANDUSE USEAREA, AREA,DWELLING DWELLINGUNIT UNIT&&POPULATION POPULATIONCOUNT COUNT (Calculation of Total Residential includes the existing (Calculation of Total Residential includes the existing113 113units unitsinina a1.0 1.0hectare hectareofofCedar CedarBrae Braeland landwith with2 2persons/ persons/unit) unit) Area Units Population Area(ha) (ha) %%ofofGDA GDA Units Population Persons/Unit Persons/Unit Low 57.53 52.2% 1,758 5,273 3.0 LowtotoMedium MediumDensity*** Density*** 57.53 52.2% 1,758 5,273 3.0 Potential 4.00 3.6% 320 640 2.0 PotentialHigh HighDensity DensityResidential Residential 4.00 3.6% 320 640 2.0 2,191 6,139 Total 62.53 2,191 6,139 TotalResidential* Residential* 62.53

SUSTAINABILITY SUSTAINABILITYMEASURES MEASURES Population PopulationPer PerNet NetHectare Hectare Dwelling DwellingUnits UnitsPer PerNet NetResidential ResidentialHectare Hectare(UPNRHA)* (UPNRHA)* Population(%) Population(%)within within800 800mmofofPublic PublicTransit Transit

98.17 98.17 35.03 35.03 ♦♦ 100% 100%

Note: Note: ♦♦The TheEdmonton EdmontonMetropolitan MetropolitanRegion RegionGrowth GrowthPlan Planrequires requiresa aminimum minimumresidential residentialdensity densityofof3535dwelling dwellingunits unitsper pernet netresidential residentialhectare. hectare. * *The Theexisting existingHigh-Density High-DensityResidential, Residential,Cedar CedarBrae BraeDevelopment, Development,isisnot notincluded includedininthe theGDA. GDA.But Butititisisincluded includedininthe thecalculation calculationofofTotal TotalResidential ResidentialUnits Units and andPopulation Populationunder underUNIT UNIT&&POPULATION POPULATIONCOUNT COUNTand andthe thecalculation calculationofofUPNRHA UPNRHAunder underSUSTAINABILITY SUSTAINABILITYMEASURES. MEASURES. ****Existing ExistingBoundary BoundaryRV RV&&Auto AutoStorage StorageLtd. Ltd.Land Landcould couldbeberesidential residentialororcommercial commercialfor forfuture futuredevelopment. development.ItItisisnot notincluded includedininthe theGDA GDAororthth calculation calculationofofUPNRHA. UPNRHA. *** ***ItItisisanticipated anticipatedthat, that,among amongthe thetotal totalarea areaofof57.58 57.58hahaofofLow LowtotoMedium MediumDensity, Density,Low LowDensity Densityarea area(single (singledetached detachedand andsemi-detached) semi-detached)will willoccupy occupy approximately 85% of the total area at a density of 28 u/ ha , while Medium Density area (town housing) will occupy approximately 15% of the approximately 85% of the total area at a density of 28 u/ ha , while Medium Density area (town housing) will occupy approximately 15% of thetotal totalarea area atata adensity densityofof4545u/u/ha. ha.

Tussic Area Structure Plan 94 of 873


Table 2.0

Student Generation Count

Public System Separate System Total Students Student Distribution

K-6 Junior High Senior High 533 227 227 287 122 122 819 349 349 54% 23% 23% Public/Separate Ratio = 65/35

Total Students 986 531 1517 100%

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APPENDIX C - HIGHWAY 628 WIDENING ROAD CAVEATS

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Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

5.

Supporting Material and Studies for Bylaw 2598/D&P/18 Tussic Area Structure Plan a. Memorandum Report for Edmonton Metropolitan Region Growth Plan

97 of 873


August 7, 2018

Our File No: 15 - 014

MEMORANDUM REPORT

Tussic Area Structure Plan Edmonton Metropolitan Region Growth Plan Compliance PERSONAL & CONFIDENTIAL Attention:

EMAILED

Miles Dibble Sustainability Planner 4905-51 Avenue Stony Plain, AB T7Z 1Y1

Dear Mr. Dibble:

RE: Memorandum Report on the Town of Stony Plain Tussic Area Structure Plan’s compliance with the Edmonton Metropolitan Region Growth Plan (EMRGP)

1.0 Introduction The Province of Alberta has adopted the Regional Evaluation Framework (REF) 2.0 as the criteria for the Edmonton Metropolitan Region Board’s evaluation of statutory plans. The purpose of the REF is to allow the Edmonton Metropolitan Region Board (EMRB) to evaluate new statutory plans and statutory plan amendments to ensure consistency with the Edmonton Metropolitan Region Growth Plan (EMRGP). Pursuant to Section 4.1 of the REF: A municipality must refer to the Board any proposed new statutory plan, except for a) a new sub-area structure plan that is subordinate to and consistent with its higher order area structure plan or area redevelopment plan; b) a new area structure plan for country residential development within the districted and/or designated country residential areas as depicted on Schedule 2: Edmonton Metropolitan Regional Structure to 2044 in the Edmonton Metropolitan Region Growth Plan; or, c) a new area structure plan in a town or village with a population of less than 5000 that is consistent with the town or village municipal development plan. As part of the development of the Tussic Area Structure Plan (ASP), a review of the EMRGP was conducted to identify whether or not the draft ASP was in compliance with the vision, goals, and policies

Memorandum Report Tussic ASP EMRGP Compliance

Page 1 of 8 98 of 873


in the EMRGP. Stony Plain and the Tussic ASP fall under the Metropolitan Area policy tier as defined in the EMRGP. Direction for growth within these areas include planning greenfield areas that are compact and contiguous with a range of housing types, that support the growth of major and local employment areas, and support the development of market affordable and non-market housing. The EMRGP has six Regional Policy Areas that respond to the challenges and opportunities that face the Edmonton Metropolitan Region over the next 50 years. These six interrelated Policy Areas guide the member municipalities in planning and developing Communities and Housing, Natural Living Systems, Economic Competitiveness and Employment, Integration of Land Use and Infrastructure, Agriculture, and Transportation Systems. Table 2.0 Policies summarizes each of the Policy Areas, their policies, and how the Tussic ASP aligns with them.

2.0 Policies Principles and Objectives

Consistent

Comments on Consistency

✓  N/A Guiding Principle

Promote global economic competitiveness and regional prosperity. 1.1: Promote global economic competitiveness and diversification of the regional economy

N/A

The Tussic ASP focuses on residential uses containing lands for housing, schools, and open spaces. Little commercial, and no industrial land is included, and economic competitiveness and diversity do not apply.

1.2: Promote job growth and the competitiveness of the region’s employment base

The ASP sets aside land for residential development that will support the population growth identified in Section 2.4 of the EMRGP. This area will support the major and local employment areas identified in Schedule 3A and 3B of the EMRGP in the Town of Stony Plain, the City of Spruce Grove, and the City of Edmonton.

1.3: Enhance competitiveness through the efficient movement of people, goods and services to, from and within the region

The ASP provides direct road connections to Highway 628 and easy access to Highway 16A, both of which are major transportation links to the rest of the region. The new proposed arterial roadway along the north boundary of the ASP will help move people and goods through the area and into the new residential developments.

Memorandum Report Tussic ASP EMRGP Compliance

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Principles and Objectives

Consistent

Comments on Consistency

✓  N/A

1.4: Promote the livability and prosperity of the region and plan for the needs of a changing population and workforce

A variety of housing options from low density single detached houses to medium density townhouses and semi-detached to high density low rise apartments are planned for Tussic. It will be a complete community with the provision of residential development, commercials uses, a school, and parks and open spaces.

Guiding Principle

Protect natural living systems and environmental assets. 2.1: Conserve and restore natural living systems through an ecological network approach

The topography and natural features of the ASP area will be maintained and enhanced, where feasible, through dedication of environmental reserves to reduce site disturbance. The existing Atim Creek has been historically altered by various human activities. One development objective of the ASP is to restore and naturalize portions of Atim Creek through a partial realignment and incorporation as part of the open space network for the ASP area. A portion of the existing mixedwood forest within Tussic is proposed to be preserved as a natural area park (MR) space. Wherever possible, significant wetlands, as identified through the Desktop Biophysical Site Assessment, will be preserved and integrated into the stormwater management system for the ASP area. As previously indicated, portions of the existing – altered – Atim Creek will be realigned, enhanced and incorporated into the open space network, where feasible.

2.2: Protect regional watershed health, water quality and quantity

2.3: Plan development to promote clean air, land and water and address climate change impacts

The ASP includes parks and open spaces, preservation of a tree stand, and maintaining the Atim Creek watercourse.

2.4: Minimize and mitigate the impacts of regional growth on natural living systems

The ASP includes parks and open spaces, preservation of a tree stand, and maintaining the Atim Creek watercourse. The planned natural area park will provide natural habitat, a wildlife corridor, and create linkages with nearby parks and open spaces.

Memorandum Report Tussic ASP EMRGP Compliance

Page 3 of 8 100 of 873


Principles and Objectives

Consistent

Comments on Consistency

✓  N/A Guiding Principle

Recognize and celebrate the diversity of communities and promote an excellent quality of life across the region. 3.1: Plan and develop complete communities within each policy tier to accommodate people’s daily needs for living at all ages

The ASP falls under the Metropolitan Area policy tier. With an approximate 35 du/ha density it meets the minimum greenfield density outlined in Schedule 6. This is achieved by providing a variety of housing types from single detached, to semi-detached, to apartment style with access to parks and open spaces, neighbourhood retail, and an interconnected street network.

3.2: Plan for and promote a range of housing options

A range of housing options is planned to include low density residential in the form of single detached and semi-detached development, medium density residential such as town housing, and high-density housing in the form of low rise apartment buildings.

3.3: Plan for and promote market affordable and nonmarket housing to address core housing need

The Tussic ASP proposes residential land uses to accommodate a diversity of ages, income levels and family types.

Guiding Principle

Achieve compact growth that optimizes infrastructure investment. 4.1: Establish a compact and contiguous development pattern to accommodate employment and population growth

Memorandum Report Tussic ASP EMRGP Compliance

The ASP is immediately adjacent to existing residential areas to the west and the north. It ensures contiguous development of residential areas in the Town of Stony Plain.

Page 4 of 8 101 of 873


Principles and Objectives

Consistent

Comments on Consistency

✓  N/A

4.2: Enable growth within builtup urban areas to optimize existing infrastructure and minimize the expansion of the development footprint

The ASP demonstrates contiguous growth for the Town and is a growth area that allows for logical and cost efficient extension of existing services and infrastructure.

4.3: Plan and develop greenfield areas in an orderly and phased manner to contribute to complete communities

This location for residential development provides a great base for complete communities within Stony Plain. It will act as a link between the communities of High Park to the west and South Creek and the Fairways to the north. The planned street network, new arterial road, multi-use trails, and parks will allow for vehicular and active transportation links between these communities, helping to create a more complete and robust transportation system.

4.4: Plan for and accommodate rural growth in appropriate locations with sustainable levels of local servicing

N/A

The ASP is not within the Rural Policy Area.

4.5: Plan and develop mixed use and higher density centres as areas to concentrate growth of both people and jobs

The ASP includes low, medium, and high density residential areas, a commercial area, and parks for residents to enjoy that aligns with Table 1B: Metropolitan Area.

4.6: Prioritize investment and funding of regional infrastructure to support planned growth

Servicing policies within the ASP call for joint-use of pipeline corridors, transportation corridors, transmission lines, and other utility right-of- ways that would extend to regional infrastructure.

4.7: Ensure compatible land use patterns to minimize risks to public safety and health

Land uses within the ASP are compatible with the nearby residential areas and agricultural areas. No significant hazards or adverse effects will result from the development.

Memorandum Report Tussic ASP EMRGP Compliance

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Principles and Objectives

Consistent

Comments on Consistency

✓  N/A Guiding Principle

Ensure effective regional mobility. 5.1: Develop a regional transportation system to support the growth of the region and enhance its regional and global connectivity

The ASP includes the addition of an arterial roadway along the north boundary of the ASP and a system of collector and local roadways with multiple access points on the north, south, west, and east sides of the ASP. A multi-use trail runs throughout the ASP for cycling and pedestrian use. There is excellent access to both Highway 628 adjacent to the south, while Highway 16A is approximately 3.2km to the north and can be accessed via Golf Course Road and Veterans Boulevard.

5.2: Encourage a mode shift to transit, high occupancy vehicles and active transportation modes as viable alternatives to private automobile travel, appropriate to the scale of the community

Although no transit is currently available in the Town of Stony Plain, the ASP can accommodate future transit service. All residential development within the ASP is within 400 – 800 metres of a collector road that could support a transit route when implemented.

5.3: Coordinate and integrate land use and transportation facilities and services to support the efficient and safe movement of people, goods and services in both urban and rural areas

The ASP includes the addition of an arterial roadway along the north boundary of the ASP and a system of collector and local roadways with multiple access points on the north, south, west, and east sides of the ASP. Direct connections for non-motorized transportation will be provided by an interconnected network of multi-use trails and sidewalks. There is access to both Highway 628 adjacent to the south, while Highway 16A is approximately 3.2km to the north and can be accessed via Golf Course Road and Veterans Boulevard.

5.4: Support the Edmonton International Airport as northern Alberta’s primary air gateway to the world

The Tussic ASP falls outside of the Airport Vicinity Protection Area Regulation and does not pose any conflicts. There is no interference with access to the Edmonton International Airport.

5.5: Ensure effective coordination and alignment of regional transportation policies and initiatives between all jurisdictions

The ASP aligns with Alberta Transportation’s 2017-2020 Provincial Construction Program that includes upgrades and maintenance along Highway 628 to better serve users.

Memorandum Report Tussic ASP EMRGP Compliance

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Principles and Objectives

Consistent

Comments on Consistency

✓  N/A Guiding Principle

Ensure the wise management of prime agricultural resources. 6.1: Identify and conserve an adequate supply of prime agricultural lands to provide a secure local source of food security for future generations

By proposing to develop the area of this ASP at higher densities than other existing areas of Stony Plain, it will reduce the amount of land required to house and service a certain growth population and thereby conserve surrounding agricultural lands that would otherwise be consumed by development.

6.2: Minimize the fragmentation and conversion of prime agricultural lands to nonagricultural uses

Locating growth for the Town of Stony Plain in the ASP aims to logically extend growth in a contiguous manner that does not further fragment agricultural lands surrounding the town. The ASP is contiguous to residential development to the west and north and will provide links between them.

6.3: Promote diversification and value-added agriculture production and plan infrastructure to support the agricultural sector and regional food system

Tussic ASP maintains and improves transportation infrastructure that supports access to agricultural lands and markets for goods through the addition of the arterial road on the north boundary.

Memorandum Report Tussic ASP EMRGP Compliance

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3.0 SUMMATION From our analysis and knowledge of the Edmonton Metropolitan Region Growth Plan, the Tussic Area Structure Plan meets and exceeds the vision, goals, and applicable policies laid out in the Growth Plan. The Tussic ASP aims to responsibly manage and accommodate the population projections for the Town of Stony Plain outline in Schedule 1: Population and Employment Projections 2014-2044. The ASP falls within the Metropolitan Area Policy Tier according to Table 1: The Policy Tiers and will help the Town grow in a responsible, compact, and contiguous manner in a form and at a scale appropriate to its context. The Tussic ASP will work to ensure the Town of Stony Plain coordinates responsible growth with the region by providing housing choices, parks and open spaces, and an excellent quality of life that responds to the scale of the Town and region. It will contribute to compact growth and the logical and efficient extension of services and infrastructure. Transportation networks and infrastructure outlined in the ASP will ensure the continued effective movement of people and goods in the Town and throughout the region. These outcomes will be achieved while still ensuring wise management of prime agricultural resources and being sensitive to natural living systems and environmental assets.

Respectfully Submitted, PARIOPLAN INC.

Armin A. Preiksaitis, BES, RPP, FCIP President CC. Jamie Kitlarchuk, Project Manager, Qualico Communities

Memorandum Report Tussic ASP EMRGP Compliance

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Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

5.

Supporting Material and Studies for Bylaw 2598/D&P/18 Tussic Area Structure Plan b. Public Open House Summary Report

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Tussic Area Structure Plan Stony Plain, Alberta

Public Open House Summary Report September 12, 2018 Best Western Sunrise Inn & Suites, Atim Creek Room, Stony Plain 6:00 – 8:00 pm

Submitted by:

Submitted to:

On behalf of:

#605 10080 Jasper Avenue, Edmonton, AB T5J 1V9 Ph: 780 423 6824 Fax: 1 855 611 8701

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TABLE OF CONTENTS 1.0

BACKGROUND AND PURPOSE ....................................................................................................................1

2.0

OPEN HOUSE ATTENDANCE AND FORMAT ...............................................................................................2

3.0

PUBLIC OPEN HOUSE – QUESTIONS AND ANSWERS ..............................................................................3

4.0

SUMMARY OF COMMENTS FROM COMMENT SHEETS .............................................................................8

5.0

RESPONSE TO CONCERNS EXPRESSED ..................................................................................................13

6.0

SUMMATION / NEXT STEPS.........................................................................................................................17

TABLES Table 1: AGREE/ DISAGREE WITH PROPOSED ASP …………………………………………...………………………..8 Table 2: SUMMARY OF COMMENTS ……………………...……….…………………………….……………………..….12 Table 3: RESPONSES TO CONCERNS EXPRESSED………………………………………………………………….…13

APPENDICES Appendix A: Public Notification Mail Out Appendix B: Newspaper Advertisement – Stony Plain Reporter/Grove Examiner Appendix C: Presentation Boards Appendix D: Public Open House Comment Form

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1.0

BACKGROUND AND PURPOSE

As required by the Town of Stony Plain, a Public Open House was held on September 12, 2018 to solicit feedback in advance of formally submitting the Area Structure Plan application to the Town of Stony Plain for the Tussic neighbourhood, located at S1/2 Section 30-52-27 W4M within the southeast part of the town of Stony Plain. The Public Open House was held between 6:00 to 8:00 pm at Best Western Sunrise Inn & Suites, Atim Creek Room, at 3101 43rd Avenue, Stony Plain. The following project team members facilitated the Public Open House. • Armin Preiksaitis, President, ParioPlan Inc. • Jamie Kitlarchuk, Project Manager, Qualico Communities • Dana Bao, Planner/Urban Designer, ParioPlan Inc. Miles Dibble, Sustainability Planner with the Town of Stony Plain, attended the Public Open House. As the Town of Stony Plain’s representative, M. Dibble was at the Public Open House to help answer questions only as a resource person representing the Town. The purpose of the Tussic Area Structure Plan (ASP) is to establish a framework to guide the future development of the lands within the ASP area. This ASP will create a residential neighbourhood consisting of various dwelling-types, commercial uses and recreational areas. The proposed development will be integrated into the town of Stony Plain and surrounding neighbourhoods through interconnected roadways and multi-use trails. A total of 137 letters were mailed out through Canada Post to nearby residents using mailing addresses provided by the Town of Stony Plain inviting them to participate in the Public Open House. Advertisements for the Public Open House were placed in the weekly Stony Plain Reporter/Grove Examiner for the week of the 31st of August, 2018 and the 7th of September, 2018. The Public Open House, along with the Public Notification, the (11) presentation boards and the Comment Form, were also posted in Town of Stony Plain’s website. A copy of the Public Notification, Newspaper Advertisement and the (11) presentation boards can be found in Appendix A, Appendix B and Appendix C to this Summary Report. In addition, information was posted on Town of Stony Plain’s Facebook page on September 7th, 2018, allowing the public to provide comments on the ASP. Utilizing social media is a new approach adopted by the Town of Stony Plain. Comments and questions posted by the public in the Facebook were monitored and responded by the Town of Stony Plain.

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2.0

OPEN HOUSE ATTENDANCE AND FORMAT

According to the sign-in sheets a total of forty-one (41) members of the public attended the Public Open House. It should be noted that many participants showed up with family members and only one family member signed in. The actual number of participants is estimated to be between fifty (50) to sixty (60) people. The majority of those participants were from Cedar Brae condominiums located at the southwest corner of the ASP area. A total of eighteen (18) respondents provided their feedback through returned Comment Sheets and emails. During the Public Open House, participants were asked to sign in, given a Comment Form and invited to view the eleven (11) presentation boards. A 30 minute overview presentation was facilitated by A. Preiksaitis and J. Kitlarchuk at the beginning of the Public Open House. A copy of the Comment Form can be found in Appendix D: Public Open House Comment Form. Following the presentation, a Question and Answer Period was facilitated by A. Preiksaitis and J. Kitlarchuk and recorded by D. Bao. Notes from the Question and Answer Period can be found in Section 3.0 Public Open House – Questions and Answers.

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3.0

PUBLIC OPEN HOUSE – QUESTIONS AND ANSWERS

A 30 minute overview presentation was made by A. Preiksaitis and J. Kitlarchuk describing the ASP area; site context; vision and planning principles; the proposed development concept; parks and open spaces; transportation; utility services and conceptual staging plan. During the Question and Answer Period, some participants focused on commenting the specific location and perceived impact of the high density residential (HDR) adjacent to Cedar Brae condominiums. The project team facilitated the process of discussion to allow questions on the other aspects of the ASP to be spoken and heard. The following is a brief summary of all the questions raised during the Question and Answer Period.

The Tree Stand is strategically located in the ASP area. Will the Tree Stand area become an urban forest? Answer: The Tree Stand area shown on the Development Concept map (Board #5) is planned to be natural area or urban forest. This area is at the existing location of the mixedwood forest. A portion of the mixedwood forest will be preserved, as shown on the Development Concept map, as Tree Stand to provide passive recreation opportunities through nature trail development, interconnected with other open spaces, essentially an urban forest.

What is the reason to locate a high density residential (HDR) adjacent to Cedar Brae? What is your rationale of locating this high density development here? Answer: It is important to note that the ASP is meant to be a high level plan which establishes general land use patterns and allowable housing forms as maximums. Specific, allowable height and density will be determined at the rezoning application stage. Good planning practices support locating the high density residential near to the Cedar Brae. The proposed high density residential (HDR) is located on the edge of the neighbourhood near a collector and arterial roadway making access and egress easy. This is supported by the Traffic Impact Assessment (TIA). This location is close to the commercial site and other amenities. The maximum built form is similar to the Cedar Brae condominiums. The Town of Stony Plain needs to comply with policies in the Edmonton Metropolitan Region Growth Plan (EMRGP) to ensure higher density housing forms such as apartments are included to reach the minimum overall density target of 35 dwelling units/ hectare.

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What about losing sunlight and privacy for residents in Cedar Brae? Answer: Building setbacks and separation space are regulated in the Town of Stony Plain Land Use Bylaw (2576/LUO/17) to address privacy. This concern can be better addressed at the rezoning and development permit application stages where issues like losing daily sunlight gain and privacy are addressed. Site planning details will be required through the Town of Stony Plain Land Use Bylaw to ensure separation distances and privacy standards are met. Qualico Communities has contacted the Cedar Brae Condominium Association to arrange for a date to meet to discuss potential solutions to concerns expressed by Cedar Brae residents.

How about locating high density development at the northeast corner adjacent to the intersection where greater traffic capacity will be provided. Answer: That roadway and intersection have not yet been constructed and the existing proposed location better meets the locational criteria and planning rationale previously discussed.

Why is there a commercial site adjacent to Cedar Brae and High Park? It will make the traffic congestion worse for both drivers and kids crossing Golf Course Road. Answer: This location best provides much needed customer base and easy access to make the convenience commercial uses viable. The draft TIA supports locating the commercial site where it is conceptually as shown on Board #5. The draft Traffic Impact Assessment (TIA) recommends the intersection of Golf Course Road and Highridge Way to be monitored for signalization.

What is your solution on the traffic congestion along Golf Course Road? When will the road be widened to 4 lanes? The traffic is bad now and will be worse with the new development in Tussic. Answer: Golf Course Road ultimately will be upgraded to a 4-lane arterial when traffic volume warrants. Currently the upgrade is not identified in the Town’s Capital Budget or construction schedule.

High density development will cause greater parking demand. There are a lot of cars in Cedar Brae and it does not have enough parking today. Answer: Future development in Tussic neighbourhood will comply with the Town’s parking standards in the Town of Stony Plain Land Use Bylaw (2576/LUO/17). Residents of Cedar Brae are currently using the lot, owned by Qualico Communities, northeast of their property for overflow parking. Qualico Communities has been a good neighbour and has not taken any enforcement action.

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Why was the area beside Cedar Brae not used as a park? Answer: The Municipal Government Act grants power to the Town of Stony Plain to require 10% of the ASP area to be dedicated to parks and open spaces. The allocation of parks and open spaces responds to what is the best to serve the whole neighbourhood. The proposed locations for parks and open spaces ensure that each residential unit will be within 500-meter distance, as shown on Board #8.

What is planned for the commercial site? Answer: The size of the commercial site at this location will be similar to the commercial site in the Genesis neighbourhood or smaller. The proposed commercial uses are meant to serve the day-today needs of residents within and near the Tussic neighbourhood. This is not a site that will accommodate big-box retailers.

What is the population you are proposing? Answer: According to Edmonton Metropolitan Region Growth Plan (EMRGP), the minimum required density in the ASP area is 35 dwelling units/ hectare. The Tussic ASP proposes the same density of 35 dwelling units/ hectare on its 128 hectares of land to comply with EMRGP density target. According to this density, the anticipated population at full build out will be approximately 6000 people including existing residents in Cedar Brae.

We are losing our traditional small town feel. Answer: A small town feel is defined by connections among its residents not its size or population. The Tussic neighborhood is envisioned as a complete community offering a range of housing choices, walkability and parks and open spaces to serve all ages. All these features are essential to enhance social interactions among residents, and to continue a small town feel that Stony Plain is known for.

Proposed amenities, such as schools and parks, in other neighbourhoods have not been built yet. How will the Town ensure the realization of these amenities first? Answer: With development such as Tussic, the developer will be required to dedicate 10% of the land as Municipal Reserve (MR) for parks, schools and open spaces. Funding for schools comes from the Province. So it is subject to provincial budgets and approvals. Parks and open spaces and other amenities are developed in phases and subject to market demand. A weak housing market typically means a slower development of neighbourhoods.

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What are emergency services, such as fire hall and ambulance cars, available to the ASP area? The access to these emergency services for people living on the south side of the train track is poor. Answer: The Tussic Area Structure Plan application will be circulated to the RCMP and Fire Department to ensure adequate emergency services and response times are available to the Tussic neighbourhood. The Town of Stony Plain would be responsible for determining where and when additional firehalls would be required.

When will the Traffic Impact Assessment (TIA) become available to the public? Answer: The Traffic Impact Assessment prepared by Bunt & Associates is one of a number of supporting technical studies Qualico Communities has had to provide in support of the Tussic Area Structure Plan application. It is still in draft and will be circulated along with the ASP both internally to the Town’s departments and externally to outside agencies. Once the TIA is accepted, it will become public information before the proposed ASP bylaw is scheduled for public hearing before Council.

There is a great demand for aging in place developments and assisted living services in Stony Plain. Why was a development with these services not located close to Cedar Brae? A high density residential is not compatible to Cedar Brae. Answer: The vision of Tussic ASP is to build a complete and inclusive neighbourhood that will be great for all people, from an 8 year to an 80 year old. The proposed ASP does not prohibit an Aging in Place development to be built in any of its low density (LDR), medium density (MDR) or high density residential (HDR) areas. The development of such a project will be market driven.

Is the name, Tussic, negotiable? Can you change it to something reflecting the history of Stony Plain? Answer: There are always a number of personal preferences when it comes to the naming of a neighbourhood. This work was undertaken by the marketing team at Qualico Communities. They wanted a distinct name which was not similar to other neighbourhood names being used in other towns or cities in the region.

What’s the development timeline in Tussic? Which area will be built first? When will the construction begin? Answer: The biggest driving factor of a development is market demand for housing. The development of Tussic neighbourhood will be in phases. The initial phase could be close to South Creek neighbourhood where the sewer line and roadways can be easily extended to Tussic, as shown on Board #10. There are still many steps to go through approvals before starting construction, including ASP approval, rezoning and subdivision. It is anticipated that the first construction may begin in 5 years when South Creek neighbourhood is built out.

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When will this proposal be presented to Council? When can I talk to Council? Answer: Once all required information is submitted and a thorough review of the information has been conducted by the Planning Department, Council will consider the proposed ASP for the first of three readings. Then the Town will hold a public hearing to allow residents to directly speak to Council. The anticipated date for Tussic ASP public hearing could be around the end of this year or the beginning of the new year, 2019. The date will be advertised and neighbouring property owners will be notified.

High density development always attracts low income families and my property value will be impacted. Answer: This statement is factually incorrect. Stony Plain strives to build inclusive and complete neighbourhoods that meet the needs of various income and age groups. Also, the Land Use Bylaw only regulates uses and built form not tenure.

This development will cause tax increases for property owners in Stony Plain for many years after. Answer: There is no evidence to support this statement. Developers pay the cost of onsite and offsite improvements. The commercial and higher density residential uses could potentially result in helping reduce taxes of single family houses for Stony Plain ratepayers.

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4.0

SUMMARY OF COMMENTS

A total of eighteen (18) respondents provided their feedback, which includes sixteen (16) returned Comment Sheets and two (2) emails. Comment Forms gave respondents the opportunity to indicate that they generally agree or disagree with the proposed Development Concept in the ASP and provide additional comments. A total of fifteen (15) respondents responded to this inquiry. Table 1: AGREE/ DISAGREE WITH PROPOSED ASP Neither Strongly Agree Agree nor Disagree Agree Disagree Number of 0 0 1 7 Respondents Percentage of 6% 39% Respondents

Strongly Disagree 7 39%

According to the actual comments received, respondents indicating “Disagree” and “Strongly Disagree” tended to focus on the specific location and perceived impacts of the high density residential (HDR) adjacent to Cedar Brae condominiums, rather than providing comments or feedback on the Tussic ASP as a whole. Although the Comment Form askes participants to consider “the proposed Development Concept in the Tussic Area structure Plan”, only two (2) specific comments expressed concerns over the Tussic ASP as a whole. Comments collected from the returned Comment Sheets and emails have been sorted into seventeen (17) themes. Transcripts of comments related to each specific theme are recorded below. Location of the high density residential (HDR) adjacent to Cedar Brae Eleven (11) respondents expressed concerns over the location of the high density residential adjacent to Cedar Brae. •

“I don’t mind the plan with the exception of the HDR behind Cedar Brae.”

“Not in agreement with the placement of high density location adjacent to Cedar Brae.”

“Do not put 4 storey Condo near Cedar Brae. It will be too close.”

“Locate the HDR beside Cedar Brae somewhere else.”

“Putting 2 high density sites together (existing Cedar Brae + another unit) would not be an advantage to either units.”

“Replace HDR (by Cedar Brae) with park and move it to north past the labelled tree stand.”

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Pocket Parks and Tree Stand Five (5) respondents indicated strong support for the proposed pocket parks and preservation of the existing tree stand. •

“like idea of pocket parks strategically placed.”

I particularly support “maintaining the tree stand that already exists.”

I particularly support “leave as much tree stand as possible on the west quarter.”

Traffic congestion on Golf Course Road Five (5) respondents indicated concern over the potential for increased traffic volume and congestion. Many stated that the existing condition is bad enough and expressed concern that the future development would exacerbate the problem. •

“Cedar Brae is a community of 114 units x 2 cars per unit = 228 cars. Only one entrance/exit. Put that together with the high school traffic & it is a very busy corner of Golf Course Road + Highway 628 which is also very congested road with no shoulders. It has just been redone + again with no shoulders. It is already a traffic problem.”

“This will create more traffic congestion and noise which will likely mean Golf Course Road and Secondary Road 628 will need to be widened to 4 lanes”

“The noise and traffic form construction and the noise and traffic after this project is completed will be intolerable.”

The name, Tussic Four (4) respondents indicated that the chosen name, Tussic, needs to be changed •

“The name changed to something other than Tussic”

“Why not use names of people that founded these areas and built Stony to what it used to be?”

Location of the commercial site adjacent to Cedar Brae Three (3) respondents expressed concerns over the location of the Commercial Use •

“The commercial placement to be removed from Cedar Brae area somewhere farther to northwest.”

“Commercial area should be relocated to either the NE or NW corner of development. It is now creating excessive traffic problems at current site.”

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Concern about privacy and view impact to Cedar Brae condominiums Three (3) respondents commented that the proposed high density residential (HDR) would have a negative impact to Cedar Brae •

“I don’t like the thought of people so close always looking into my condo”

Sunlight loss and noise Three (3) respondents expressed concern regarding sunlight loss and noise as a result of the high density residential close to Cedar Brae. • •

“No one wants to look into another’s unit or block the sun light or lack of privacy.” “What about all the noise this will create?”

Access to emergency services Two (2) respondents expressed concerns over the shortage of emergency services in the area south of the train track. •

“Consideration of all ages of residents and all requirements… Essential services, police, ambulance, fire needs some consideration.”

Adequate parking in Cedar Brae One (1) respondent noted the need for adequate parking for Cedar Brae residents. It was identified that parking is already an issue in the condominiums. •

“…. there is no parking at Cedar Brae, street parking would be appreciated”

Safety for people using Golf Course Road One (1) respondent expressed concern on the safety issue. •

“Increase High Density would create unsafe road conditions”

Kinds of business in the commercial site One (1) respondent expressed concerns regarding the type of business that will be accommodated in the commercial site •

“Think hard about just what kind of commercial is actually needed as we don’t need another 24 hrs convenience store to add more traffic to the area.”

“Do not need liquor or marijuana deports as we can already witness trades adjacent to Cedar Brae Condos, and nothing yet done about them now.”

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Loss of small town feel One (1) respondent commented that, with a development like Tussic, Stony Plain is growing into a city and losing its small town feel. •

“… the reason I moved to Stony Plain is because it is a smaller town and the quiet serene community...This project seems likes Stony Plain will become urban sprawl just like all major cities in Alberta have become.”

Loss of productive agricultural land One (1) respondent comment on the lost of agricultural land as a result of the development in Tussic neighbourhood •

“There is a farm situated at this location and it appears that this farmer has a very bountiful crop and farmland. Why would the town even consider rezoning this land to a commercial/housing community is ridiculous.”

Overall density in the ASP area One (1) respondent expressed concern on the proposed density in the ASP area. •

“The present proposal would commit too much density.”

Access to the draft Traffic Impact Assessment (TIA) One (1) respondent noted the need for public to access the draft TIA. •

“No traffic study on roads…. Golf Course Road would be a mess under the proposal.”

Impact on High Park One (1) respondent expressed concern over the value of his property in High Park neighbourhood. •

“You will be lowering our home values, lowering our comfort level, and making it for more difficult to sell in the future.”

Taxation One (1) respondent expressed concern of tax increase in Stony Plain •

“Lastly, I know this is going to mean large tax increase for property owners in Stony Palin for many years after.”

Table 2: Summary of Comments, on the next page, lists seventeen (17) themes and indicates the frequency of comments for each one. While questions and concerns raised during the Question and Answer Period overlap with these themes, the frequency listed in Table 2: Summary of Comments only corresponds to the comments collected from the returned Comment Sheets and emails. Some respondents’ comments relate to only one theme, others relate to several themes. As such, the frequency corresponds to the total comments collected and not the number of respondents. Tussic Area Structure Plan Public Open House Summary Report September 26, 2018

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Table 2: SUMMARY OF COMMENTS Themes

Frequency of comments

Concern over the location of the proposed high density residential (HDR) adjacent to Cedar Brae

11

Support for the proposed pocket parks and preservation of the existing tree stand in the ASP area

5

Concern over traffic congestion on Golf Course Road as a result of the future high density residential (HDR) adjacent to Cedar Brae

5

Concern over the name, Tussic

4

Concern over the location of the proposed commercial site adjacent to Cedar Brae

3

Concern about privacy and view impact to Cedar Brae from the future high density residential (HDR) adjacent to Cedar Brae

3

Concern about losing sunlight and noise to Cedar Brae condominiums as a result of the future high density residential (HDR)

3

Concern over the shortage of emergency services for people living on the south side of the train track

2

Concern about shortage of parking for Cedar Brae residents as a result of the future high density residential (HDR) adjacent to Cedar Brae

1

Concern about safety for people using Golf Course Road as a result of increased traffic

1

Concern about the kinds of business in the proposed commercial site

1

Concern about loss of small-town feel

1

Concern about loss of productive agricultural land

1

Concern about overall density in the proposed ASP

1

Requiring access to the draft Traffic Impact Assessment (TIA)

1

Concern over impact on High Park neighbourhood

1

Concern over tax increase in Stony Plain as a result of developments like Tussic

1

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5.0

RESPONSE TO CONCERNS EXPRESSED

Table 4: Responses to Concerns Expressed provides response to concerns expressed at the Public Open House and on the returned Comment Sheets. Table 3: RESPONSES TO CONCERNS EXPRESSED Concern Location of the high density residential (HDR) site adjacent to Cedar Brae

Response It is important to note that the ASP is meant to be a high level plan which establishes general land use patterns and allowable housing forms as maximums. Specific, allowable height and density will be determined at the rezoning application stage. Good planning practices support locating the high density residential near to the Cedar Brae. The proposed high density residential (HDR) is located on the edge of the neighbourhood near a collector and arterial roadway making access and egress easy. This is supported by the Traffic Impact Assessment (TIA). This location is close to the commercial site and other amenities. The maximum built form is similar to the Cedar Brae condominiums. The Town of Stony Plain needs to comply with policies in the Edmonton Metropolitan Region Growth Plan (EMRGP) to ensure higher density housing forms such as apartments are included to reach the minimum overall density target of 35 dwelling units/ hectare.

Traffic congestion on Golf Course Road as a result of the proposed high density residential (HDR) adjacent to Cedar Brae

Golf Course Road ultimately will be upgraded to a 4-lane arterial when traffic volume warrants. Currently the upgrade is not identified in the Town’s Capital Budget or construction schedule.

The name Tussic

There are always a number of personal preferences when it comes to the naming of a neighbourhood. This work was undertaken by the marketing team at Qualico Communities. They wanted a distinct name which was not similar to other neighbourhood names being used in other towns or cities in the region.

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Concern

Response

Location of the commercial site adjacent to Cedar Brae

This location best provides much needed customer base and easy access to make the convenience commercial uses viable. The draft TIA supports locating the commercial site where it is conceptually as shown on Board #5. The draft Traffic Impact Assessment (TIA) recommends the intersection of Golf Course Road and Highridge Way to be monitored for signalization.

Privacy and view impact to Cedar Brae units as a result of the high density residential (HDR)

Building setbacks and separation space are regulated in the Town of Stony Plain Land Use Bylaw (2576/LUO/17) to address privacy. This concerns can be better addressed at the rezoning and development permit application stages where issues like losing daily sunlight gain and privacy are addressed. Site planning details will be required through the Town of Stony Plain Land Use Bylaw to ensure separation distances and privacy standards are met. Qualico Communities has contacted the Cedar Brae Condominium Association to arrange for a date to meet to discuss solutions to concerns expressed by Cedar Brae residents.

Loss of daily sunlight gain and noise to Cedar Brae units as a result of the high density residential (HDR)

This concern can be better answered at the rezoning and development permit application stage where issues like losing daily sunlight gain are addressed. Urban design and landscaping at the development stage will respond to potential noise associated with each site’s location. Qualico Communities has contacted the Cedar Brae Condominium Association to arrange for a date to meet to discuss potential solutions to concerns Cedar Brae residents raised in the Public Open House.

Access to emergency services for people south of the train track

The Tussic Area Structure Plan application will be circulated to the RCMP and Fire Department to ensure adequate emergency services and response times are available to the Tussic neighbourhood. The Town of Stony Plain would be responsible for determine where and when additional firehalls would be required.

Shortage of parking in Cedar Brae property

Future development in Tussic neighbourhood will comply with the Town’s parking standards in the Town of Stony Plain Land Use Bylaw (2576/LUO/17). Residents of Cedar Brae are currently using the lot, owned by Qualico Communities, northeast of their property for overflow parking. Qualico Communities has been a good neighbour and has not taken any enforcement action.

Pedestrian safety of crossing Golf Course Road

The draft Traffic Impact Assessment (TIA) recommends the intersection of Golf Course Road and Highridge Way to be monitored for signalization.

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Concern

Response

Kinds of business provided in the commercial site

The size of the commercial site at this location will be similar to the commercial site in the Genesis neighbourhood or smaller. The proposed commercial uses are meant to serve the day-to-day needs of residents within and near the Tussic neighbourhood. This is not a site that will accommodate big-box retailers.

Loss of small town feel

A small town feel is defined by connections among its residents not its size or population. The Tussic neighborhood is envisioned as a complete community offering a range of housing choices, walkability and parks and open spaces to serve all ages. All these features are essential to enhance social interactions among residents, and to continue a small town feel that Stony Plain is known for.

Loss of productive agricultural land

The development of Tussic neighbourhood comply with the policy directions in the Edmonton Metropolitan Regional Growth Plan (EMRGP) and the Stony Plain Municipal Development Plan, Bylaw 2489/D&P/13 (MDP). The quarter section close to the High Park neighbourhood (SW Âź SEC 30-52-27-4) already is included in the South East Area Structure Plan Bylaw 2519. The South East Area Structure Plan is out of date and does not reflect current policies. The Tussic ASP is bringing planning for this quarter section of land in line with current planning policies/ best practices, while consolidating it with the planning for the quarter section to the east.

Overall density of the ASP area

According to Edmonton Metropolitan Region Growth Plan (EMRGP), the minimum required density in the Tussic ASP area is 35 dwelling units/ hectare. Tussic ASP proposes the same density of 35 dwelling units/ hectare to comply with the EMRGP policies. If developed to its maximum allowable density once built out the Tussic neighbourhood would accommodate approximately 6000 people including the existing residents in Cedar Brae.

Access to the Traffic Impact Assessment (TIA)

The Traffic Impact Assessment prepared by Bunt & Associates is one of a number of supporting technical studies Qualico Communities has had to provide in support of the Tussic Area Structure Plan application. It is still in draft and will be circulated along with the ASP both internally to the Town’s departments and externally to outside agencies. Once the TIA is accepted, it will become public information before the proposed ASP bylaw is scheduled for public hearing before Council.

Impact on High Park

High Park neighbourhood is separated from the proposed high density residential (HDR) and commercial site by Golf Course Road, which will be upgraded to a 4lane arterial road in the future. The Golf Course Road Right-Of-Way is wide enough to function as a buffer to minimize interface issues between the two neighbourhoods. In regard to the concern over property value decrease, there is no proven evidence that high density development or commercial uses can impact property values in a neighbourhood.

Tussic Area Structure Plan Public Open House Summary Report September 26, 2018

Page 15 of 17

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Concern Taxation

Response There is no evidence to support this statement. Developers pay the cost of on site and off site improvements. The commercial and higher density residential uses could potentially result in helping reduce taxes of a single family house for Stony Plain tax payers.

Tussic Area Structure Plan Public Open House Summary Report September 26, 2018

Page 16 of 17

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6.0

SUMMATION / NEXT STEPS

The Tussic Area Structure Plan and all supporting technical studies have been submitted to the Town of Stony Plain. The start of formally circulating the application package for review of internal town departments and external agencies is tentatively scheduled to begin after first reading on October 9, 2018. It is anticipated that the circulation process will be completed and Public Hearing can be scheduled before Christmas of 2018 or early in the new year 2019. In the meantime, the Cedar Brae Condominium Association has been contacted to arrange a meeting to discuss possible solutions to their concerns.

Tussic Area Structure Plan Public Open House Summary Report September 26, 2018

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Appendix A Public Notification Mail Out

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YOU ARE INVITED TO A PUBLIC OPEN HOUSE Proposed Tussic Area Structure Plan in the Town of Stony Plain

ParioPlan Inc., in association with Associated Engineering, has been retained by Qualico Communities to prepare the Tussic Area Structure Plan (ASP). The ASP area encompasses 129.5 hectares (320.0 acres) of land located at S ½ Section 30-52-27 W4M within the southeast part of the town of Stony Plain. The ASP will set out a long term vision to guide the development in the Tussic neighbourhood: “We envision the Tussic neighbourhood to develop as a complete community that provides a wide range of housing choices along with shopping and other amenities and services that meet the daily needs of residents to allow them to age in place. Transportation and infrastructure is designed not only to accommodate the private automobile but also public transit, pedestrians and cyclists. Walkability is of upmost importance with interconnected parks, open spaces, and trails to allow people to move within the Tussic neighbourhood as well as provide connectivity to adjacent neighbourhoods safely and comfortably year round.” - Draft Tussic Area Structure Plan This long term vision shaped the Development Concept, as shown in Appendix I - Development Concept, to guide future land uses, transportation linkages and municipal infrastructure in the Tussic neighbourhood. An important part of this project is consulting with local communities to obtain their input on the proposed Tussic Area Structure Plan. Your comments and feedback will help the consulting team to revise the Plan and prepare a final Plan for presentation to Council of Stony Plain. This Public Open House will provide you with the opportunity of learning more about this proposed future resident neighbourhood and allow you to provide feedback to project representatives. Where: Best Western Sunrise Inn & Suites, Atim Creek Room 3101 43rd Avenue, Stony Plain When: Wednesday, September 12th, 2018 6:00-8:00 p.m. We look forward to seeing you at the Public Open House. In the meantime, for more information please contact: Dana Bao, Planner / Urban Designer ParioPlan Inc. #605, 10080 Jasper Avenue, Edmonton, AB T5J 1V9 Ph: (780) 423.6824 Fax: 1-855-611-8701 Email: dana@parioplan.com

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Tussic Area Structure Plan Development Concept - Key Features NW 1/4 SEC 30-52-27-4

Realign Atim Creek with greenway, multi-use trails and stormwater ponds

CREEK REALIGNMENT

P

P

EX. ATIM CREEK

HDR

ATCO R/W

CREEK REALIGNMENT

P

HDR

P

CREEK REALIGNMENT

NW 1/4 SEC 19-52-27-4

P

Cedar Brae

Legend

C

Potential Commercial Location

P

Potential Pocket Park Location

Hwy 628

Wal1/4 SEC 19-52-27-4 High Density Residential Location

al Commercial Location

al Pocket Park Location

HDR

Environmental Reserve (ER) Stormwater Management Facility / PUL

Existing Atim Creek

ater Management Facility / PUL

Aterial Road

(MR)

ed Atim Creek Realignment

NW 1/4 SEC 20-53-27-4 EX. ATIM CREEK

Existing Cedar Brae Site

N

Existing Boundary RV and Storage Site

N.T.S.

Tussic ASP Stony Plain, Alberta

NW 1/4 SEC 20-53-27-4

N

Date: August 2018 Project No: 15-014

CREEK REALIGNMENT

P

HDR

HDR

*Note: The Boundary RV and Auto Storage Site could be residential or Figure commercial for future development

Road Widening

6.0 Development Concept C Tussic ASP Stony Plain, Alberta P

Existing Boundary RV and Storage Site *Note: The Boundary RV and Auto Storage Site could be residential or commercial for future development

N.T.S.

N

Date: August 2018 Project No: 15-014

Cedar Brae

HDR

N.T.S.

N

Date: August 2018 Project No: 15-014

Hwy 628 NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 19-52-27-4

Legend Environmental Reserve (ER)

ASP Boundary Low to Medium Density Residential

Stormwater Management Facility / PUL

Potential High Density Residential Location

Park / Open Space / Greenway (MR)

C

Potential Commercial Location

P

Potential Pocket Park Location

Boundary RV & Auto Storage

P

HDR

Existing Cedar Brae Site

HDR

NW 1/4 SEC 2929-53-27-4

Existing Boundary RV and Storage Site

Proposed Atim Creek Realignment

Proposed Multi-Use Trail

Figure 6.0 Development Concept Tussic ASP Stony Plain, Alberta P

Aterial Road Road Widening

Tree Stand

Existing Cedar Brae Site

School (MR)

Collector Road

P

Road Widening

NE 1/4 SEC 19-52-27-4 Park / Open Space / Greenway (MR)

mental Reserve (ER)

Open Space / Greenway (MR)

Proposed Multi-Use Trail Collector Road Aterial Road

NW 1/4 SEC 20-53-27-4

NE 1/4 SEC 30-52-27-4

*Note: The Boundary RV and Auto Figure 6.0 Storage Site could be residential or Development commercial for future development Concept

ATCO R/W

Existing Atim Creek

ATCO R/W

Medium Density Residential

NE 1/4 SEC 19-52-27-4 Boundary RV & School (MR) Auto Storage Proposed Atim Creek Realignment

Park / Open Space / Greenway (MR)

Golf Course Rd

oundary

Potential High Density ResidentialPLocation

NE 1/4 SEC 19-52-27-4

Collector Road

Stormwater Management Facility / PUL

NW 1/4 SEC 19-52-27-4

HDR

Boundary RV & Auto Storage

P

Environmental Reserve (ER)

Low to Medium Density Residential

P

Boundary RV & Auto Storage

P

Hwy 628

NW 1/4 SEC 30-52-27-4

HDR HDR

Hwy 628

ASP Boundary

Veterans Boulevard

C HDR

HDR

P Cedar Brae

EX. ATIM CREEK

SW 1/4 SEC 29-53-27-4

P

HDR

HDR

ee and

Veterans Boulevard

C Tree Stand

SW 1/4 SEC 29-53-27-4

P

NW 1/4 SEC 2929-53-27-4

SW 1/4 SEC 29-53-27-4

NE 1/4 SEC 30-52-27-4

ATCO R/W

Veterans Boulevard

ATCO R/W

Golf Course Rd

Potential school site located centrally with strong access and egress

SW 1/4 SEC 29-53-27-4

ATCO R/W

Multi-use trail system connecting surrounding P Tree Stand neighbourhoods

HDR

4 SEC 30-52-27-4

ed Multi-Use Trail

NW 1/4 SEC 2929-53-27-4

Veterans Boulevard

Golf Course Rd

NE 1/4 SEC 30-52-27-4

Interconnected park and open space system

NW 1/4 SEC 2929-53-27-4

P

EX. ATIM CREEK

NW 1/4 SEC 30-52-27-4

g Atim Creek

NE 1/4 SEC 30-52-27-4

School (MR) Proposed Atim Creek Realignment Existing Atim Creek Proposed Multi-Use Trail

Collector Road Aterial Road Road Widening

NW 1/4 SEC 20-53-27-4

Figure 6.0 Development Concept Tussic ASP Stony Plain, Alberta

Existing Cedar Brae Site Existing Boundary RV and Storage Site *Note: The Boundary RV and Auto Storage Site could be residential or commercial for future development

N.T.S.

N

Date: August 2018 Project No: 15-014

Local commercial uses to meet day to

A wide range of housing choices including single detached, semi-

day needs of residents

detached dwellings, town housing and low-rise apartments

Town of Stony Plain Tussic Area Structure Plan

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Appendix B Newspaper Advertisement – Stony Plain Reporter/ Grove Examiner

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TUSSIC AREA STRUCTURE PLAN PUBLIC OPEN HOUSE Qualico Communities invites you to attend a Public Open House on the proposed Tussic Area Structure Plan (ASP). The ASP area is located at S ½ Section 30-52-27 W4M within the southeast part of Stony Plain, as shown in the Location Map below. This Public Open House will provide you the opportunity of learning more about this proposed future resident neighbourhood and allow you to provide feedback to project representatives. The Public Open House will be held at: Where: Best Western Sunrise Inn & Suites, Atim Creek Room 3101 43rd Avenue, Stony Plain, Alberta When: Wednesday, September 12th, 2018 6:00-8:00 p.m. In the meantime, for more information please contact Dana Bao, Planner/Urban Designer, ParioPlan Inc. at dana@parioplan.com Highway 16A

Y

ASP Area

30-52-27-4

Legend

Golf Course Road

Highway 779 (48 St)

RAILWA

30-52-27-4

SW 1/4

SE 1/4

Veterans Boulevard

Town of Stony Plain

79 Avenue (Hwy 628)

Stony Plain Boundary

Appendix I - Location Map Tussic ASP Stony Plain, Alberta

N.T.S.

N

Date: August 2018 Project No: 15-014

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Appendix C Presentation Boards

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Appendix D Public Open House Comment Form

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Town of Stony Plain Tussic Area Structure Plan Public Open House - Comment Form Best Western Sunrise Inn & Suites, Atim Creek Room, Stony Plain 6:00 - 8:00 PM, September 12, 2018, Thank you for attending today’s Public Open House on the proposed Tussic Area Structure Plan. Please take a moment to share your thoughts on the plan. Your comments will help us to revise the Tussic Area Structure Plan and prepare a final Plan for presentation to Council of Stony Plain. Deadline for receiving your comments is Wednesday, September 19, 2018. Please be advised that the comments you submit, either orally or in writing, may be recorded and made public, subject to the provisions of the Freedom of Information and Protection of Privacy act. All comments received will be shared between the consultant and the Town of Stony Plain Administration. Please check the box below to indicate whether you generally agree or disagree with the proposed Development Concept in the Tussic Area Structure Plan Strongly Agree

Agree

Neither Agree nor Disagree

Disagree

Strongly Disagree

I particularly support the following elements of the Tussic Area Structure Plan:

Page 1 of 3 145 of 873


I suggest the following changes to the Tussic Area Structure Plan before it is considered for Council approval:

Other Comments:

How did you hear about this Public Open House? I live within the boundaries of the Proposed Tussic Area Structure Plan. Invitation Letter to my home. Stony Plain Reporter Other:

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OPEN HOUSE EVALUATION Tussic Area Structure Plan The quality and presentation of information was: Poor 1

Excellent 2

3

4

5

My opportunity to view the information was: Poor 1

Excellent 2

3

4

5

My opportunity to speak with project representatives was: Poor 1

Excellent 2

3

4

5

Additional Information: Please note that filling out this information is optional. Name: Address: Phone Number: Email:

We look forward to hearing your views on or before Wednesday, September 19, 2018. Return this comment sheet by dropping it off at the sign in table or by mail or email as follows: By Mail:

By Email:

ParioPlan Inc. Attention: Dana Bao Planner / Urban Designer #605 10080 Jasper Avenue Edmonton, Alberta, T5J 1V9

dana@parioplan.com

THANK YOU FOR YOUR PARTICIPATION!

Page 3 of 3 147 of 873


Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

5.

Supporting Material and Studies for Bylaw 2598/D&P/18 Tussic Area Structure Plan c. Traffic Impact Assessment

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Tussic Area Structure Plan Traffic Impact Assessment Draft Report

Prepared for Qualico Date August 16, 2017

Prepared by Bunt & Associates Project No. 3226.22

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CORPORATE AUTHORIZATION Prepared By:

Janelle Willis, P.Eng.

Bunt & Associates Engineering Ltd.

Alyssa Peters, E.I.T.

Suite 504 -10339 124 Street NW Edmonton, AB T5N 3W1 Canada

Reviewed By:

Approved By:

Catherine Oberg, P.Eng.

Janelle Willis, P.Eng.

Telephone:

+1 780 732 5373

Facsimile:

+1 780 732 7806

Date:

2017-08-02

Project No.

3226.22

Status:

Draft

This document was prepared by Bunt & Associates for the benefit of the Client to whom it is addressed. The copyright and ownership of the report rests with Bunt & Associates. The information and data in the report reflects Bunt & Associates’ best professional judgment in light of the knowledge and information available to Bunt & Associates at the time of preparation. Except as required by law, this report and the information and data contained are to be treated as confidential and may be used and relied upon only by the client, its officers and employees. Any use which a third party makes of this report, or any reliance on or decisions made based on it, are the responsibilities of such third parties. Bunt & Associates accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this report.

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TABLE OF CONTENTS 1. INTRODUCTION .................................................................................................... 1  1.1 

Background .......................................................................................................................................... 1

1.3

Study Methodology .............................................................................................................................. 1

1.2

Study Objectives................................................................................................................................... 1

2. SITE CONTEXT – AREA CONDITIONS ..................................................................... 3  2.1  2.2 

Site Location ........................................................................................................................................ 3 Existing Conditions .............................................................................................................................. 3  2.2.1 

Existing Land Use .................................................................................................................... 3

2.2.3

Existing Traffic Volumes .......................................................................................................... 5

2.2.2 2.3 

Existing Transportation System ............................................................................................... 3

Future Transportation System .............................................................................................................. 5 2.3.1  2.3.2 

Horizon Year ........................................................................................................................... 5 Future Roadway Network ......................................................................................................... 5 

3. PROPOSED LAND USE............................................................................................ 9   3.1 

Development Concept .......................................................................................................................... 9 3.1.1 

Non-Residential Land Uses ...................................................................................................... 9

3.1.3

Collector Roadway Network ................................................................................................... 11

3.1.2

Residential Land Uses .............................................................................................................. 9

4. SITE TRAFFIC CHARACTERISTICS ......................................................................... 13   4.1 

4.2 4.3 

Trip Generation Rate Assumptions ..................................................................................................... 13 4.1.1  4.1.2 

4.5 4.6 

Residential Land Uses ............................................................................................................ 14

Gross Trips Generation Estimates ....................................................................................................... 14 Net Internal and External Trip Generation Estimates........................................................................... 15   4.3.1 

Non-Residential Trips ............................................................................................................ 16

4.3.3

Total Tussic ASP Site Trips..................................................................................................... 18

4.3.2 4.4 

Non-Residential Land Uses .................................................................................................... 13

Residential Trips .................................................................................................................... 17

Trip Distribution................................................................................................................................. 18 4.4.1  4.4.2 

Non-Residential Trip Distribution........................................................................................... 18 Residential Trip Distribution .................................................................................................. 18 

Trip Assignment ................................................................................................................................. 19 Background Traffic Volumes............................................................................................................... 22   4.6.1 

Golf Course Road .................................................................................................................. 22

4.6.3

Home Acres Amendment Area ............................................................................................... 23

4.6.2

Boundary Road ...................................................................................................................... 23

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

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4.7

Total Traffic Volume Estimates ........................................................................................................... 24

5. TRANSPORTATION ANALYSIS .............................................................................. 29   5.1 

Arterial Roadway Review..................................................................................................................... 29

5.3

Intersection Assessments ................................................................................................................... 30

5.2

Collector Roadway Review .................................................................................................................. 30 5.3.1 

Intersection Capacity Analysis Assumptions .......................................................................... 30

5.3.3

Arterial/Collector Intersections .............................................................................................. 42

5.3.2

5.4 5.5  5.6 

5.3.4

Arterial/Arterial Intersections ................................................................................................ 33 Collector/Collector Intersections ........................................................................................... 50 

Roadway Network Assessment Summary ............................................................................................ 52 Complete Streets ................................................................................................................................ 54  School Site ......................................................................................................................................... 56 

6. CONCLUSIONS AND RECOMMENDATIONS ........................................................... 57  6.1 

6.2 6.3 

Study Synopsis ................................................................................................................................... 57 6.1.1  6.1.2 

Proposed Land Uses .............................................................................................................. 57 Proposed Internal Roadway Network ...................................................................................... 57  

Conclusions ....................................................................................................................................... 57 Recommendations .............................................................................................................................. 58 

APPENDIX A HIGHWAY 628 FPS IMPROVEMENTS APPENDIX B LAND USE CONCEPT & STATISTICS  APPENDIX C TRIP GENERATION SUMMARY  APPENDIX D CITY OF EDMONTON ORIGIN-DESTINATION  APPENDIX E BACKGROUND TRAFFIC REFERENCE MATERIALS 

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

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EXHIBITS Exhibit 1-1: Southeast & Tussic ASP Locations ......................................................................................................... 2 Exhibit 2-1: Existing Conditions .............................................................................................................................. 4  Exhibit 2-2: 2017 Existing Traffic Volumes .............................................................................................................. 6  Exhibit 3-1: Proposed Land Use Concept ............................................................................................................... 10  Exhibit 4-1: Site Generated Traffic Volumes – AM (PM) Peak Hours ........................................................................ 20  Exhibit 4-2: Daily Site Generated Traffic Volumes .................................................................................................. 21  Exhibit 4-3: 2037 Background Traffic Volumes – AM (PM) Peak Hours ................................................................... 25  Exhibit 4-4: 2037 Daily Background Traffic Volumes ............................................................................................. 26  Exhibit 4-5: 2037 Total Traffic Volumes – AM (PM) Peak Hours .............................................................................. 27   Exhibit 4-6: 2037 Total Daily Traffic Volumes ........................................................................................................ 28   Exhibit 5-1: Recommended Roadway Network ....................................................................................................... 53  Exhibit 5-2: Future Arterial Looking West Between Collector Loop East and West ................................................... 54  Exhibit 5-3: Future Arterial Looking West at Collector Loop West ........................................................................... 55   Exhibit 5-4: Future Arterial Looking West Between Collector Loop East and West (Roundabout Option) ................. 55 

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

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TABLES Table 3-1: Residential Land Uses ........................................................................................................................... 11 Table 4-1: Commercial Trip Generation Rate Comparison ...................................................................................... 13   Table 4-2: Elementary/Jr High School Trip Generation Rates .................................................................................. 13  Table 4-3: Residential Trip Generation Rates ......................................................................................................... 14  Table 4-4: Gross Trip Generation Estimates ........................................................................................................... 15  Table 4-5: Internal and External Trip Percentages .................................................................................................. 16   Table 4-6: Net External Non-Residential Trip Generation ....................................................................................... 17  Table 4-7: Net External Residential Trip Generation ............................................................................................... 17   Table 4-8: Tussic ASP Net External Trip Generation ............................................................................................... 18  Table 4-9: Residential Trip Distribution ................................................................................................................. 19  Table 5-1: Arterial Roadway Traffic Volume Ranges ............................................................................................... 29  Table 5-2: Arterial Roadway Cross-Section Review ................................................................................................. 29  Table 5-3: Highway 628 and Golf Course Road – AM Peak Hour ............................................................................ 33  Table 5-4: Highway 628 and Golf Course Road – PM Peak Hour ............................................................................. 34  Table 5-5: Highway 628 and Boundary Road – AM Peak Hour ................................................................................ 35  Table 5-6: Highway 628 and Boundary Road – PM Peak Hour ................................................................................. 36   Table 5-7: Future Arterial and Golf Course Road – AM Peak Hour .......................................................................... 38  Table 5-8: Future Arterial and Golf Course Road – PM Peak Hour ........................................................................... 39  Table 5-9: Future Arterial and Boundary Road – AM Peak Hour .............................................................................. 41  Table 5-10: Future Arterial and Boundary Road – PM Peak Hour ............................................................................ 42  Table 5-11: Highway 628 and Collector B .............................................................................................................. 43  Table 5-12: Collector A and Golf Course Road ....................................................................................................... 44  Table 5-13: Future Arterial and Collector Loop West – AM Peak Hour .................................................................... 45  Table 5-14: Future Arterial and Collector Loop West – PM Peak Hour ..................................................................... 46  Table 5-15: Future Arterial and Collector Loop East – AM Peak Hour ..................................................................... 47  Table 5-16: Future Arterial and Collector Loop East – PM Peak Hour ...................................................................... 48  Table 5-17: Collector C and Boundary Road ........................................................................................................... 49   Table 5-18: Collector A and Collector Loop ........................................................................................................... 50  Table 5-19: Collector Loop and Collector B ............................................................................................................ 51  Table 5-20: Collector C and Collector Loop ........................................................................................................... 52 

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

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1.

INTRODUCTION

1.1

Background The Southeast Area Structure Plan (ASP) was originally approved by the Town of Stony Plain in 1983 and included the W½ Sec 30-52-27-W4 and part of the E½ Sec 25-52-28-W4 as shown in Exhibit 1-1. Since 1983, a number of amendments to the Southeast ASP have occurred including the High Park Amendment (SE¼ Sec 25-52-28-W4), Sommerville Amendment (NE¼ Sec 25-52-28-W4), and Home Acres Amendment (NW¼ Sec 30-52-27-W4). No amendments for the remaining parcel of land (SW¼ Sec 30-52-27-W4) within the Southeast ASP have been submitted or approved to date. ParioPlan on behalf of Qualico, is currently in the process of preparing the Tussic ASP within the southeast sector of the Town of Stony Plain as shown on Exhibit 1-1. The west half of the proposed Tussic ASP (SW¼ Sec 30-52-27-W4) is currently within the Southeast ASP. However, the intent is to remove this portion of land from the Southeast ASP and adopt it within the Tussic ASP. As part of the ASP planning process, Bunt & Associates was retained to complete a Transportation Impact Assessment (TIA) to confirm the transportation infrastructure required to support the projected demands associated with the Tussic ASP area.

1.2

Study Objectives The objective of the TIA is to identify the projected traffic activity along the existing and proposed arterial and collector roadway network adjacent to and within the Tussic ASP and identify roadway cross-sections, intersection geometry, and traffic control required to accommodate the projected traffic volumes at acceptable levels of service.

1.3

Study Methodology The methodology used in the preparation of the Tussic ASP TIA includes the following key components: 

The review of existing conditions in and around the plan area;

The identification of background traffic volumes associated with the study area;

The review of land use assumptions identified within the proposed ASP;

The identification of traffic on the proposed roadway network that is anticipated to be generated by the Tussic ASP;

A review of the arterial/arterial and arterial/collector intersection operations adjacent to the proposed development to identify potential future traffic control and intersection geometry; and

A review of the internal collector roadway network to identify potential capacity constraints within the plan area.

1

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

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2.

SITE CONTEXT – AREA CONDITIONS

2.1

Site Location The proposed development is located within the southeast quadrant of the Town of Stony Plain and is currently bounded by residential land uses to the west and vacant lands to the east, north, and south. The location of the proposed development, existing land uses, and surrounding roadways are illustrated in Exhibit 2-1.

2.2

Existing Conditions 2.2.1

Existing Land Use

A medium density low rise residential development is currently constructed and occupied along Golf Course Road north of Highway 628. The site is currently accessed via an all-directional access from Golf Course Road. In addition, an RV storage site is currently operating in the southeast corner of the development site on the northwest corner of the Highway 628/Boundary Road intersection. The site is currently accessed via an all-directional access along Boundary Road. The remaining lands within the Tussic ASP are currently vacant. 2.2.2

Existing Transportation System

Roadways currently developed in the vicinity of the proposed Tussic ASP include: 

Golf Course Road is a paved two-lane urban roadway running north-south along the west boundary of the development site. A shared use path and illumination currently exists along the east side of the roadway. The speed limit is posted at 60 km/h.

Boundary Road is a two-lane rural roadway running north-south along the east boundary of the development site. The speed limit is not posted; however, it is assumed to be 70 km/h. There is no illumination or pedestrian accommodation along Boundary Road in the vicinity of the development site.

Highway 628 east of Golf Course Road is a paved two-lane undivided provincial highway constructed to a rural cross-section with a posted speed limit of 80 km/h. No illumination or pedestrian accommodated currently exists along Highway 628 east of Golf Course Road. West of Golf Course Road, Highway 628 is a paved two-lane undivided roadway with an urban cross-section and a posted speed limit of 60 km/h. Highway 628 west of Golf Course Road includes illumination and a shared use path along the north side of the roadway.

3

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ce

aki -0 a = 0 co

N.T.S.

b &associates Tussic ASP TIA

158 of 873

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2.2.3

Existing Traffic Volumes

Bunt & Associates completed AM (7:00-9:00AM) and PM (4:00-6:00PM) peak turning movement counts at the following intersections on Tuesday, June 27 and Wednesday, June 28, 2017: 

Highway 628 & Boundary Road;

Highway 628 & Golf Course Road;

Highridge Way & Golf Course Road; and

MDR Access & Golf Course Road.

Exhibit 2-2 illustrates the existing AM and PM peak hour traffic volumes at the four existing study intersections. The existing volumes along Golf Course Road and Highway 628 were balanced to the highest measured volume where no additional accesses are available between intersections.

2.3

Future Transportation System 2.3.1

Horizon Year

The horizon year selected for analysis is 2037, which represents a 20 year horizon. For the purposes of this assessment, it is anticipated that the proposed development could be completely built out within this horizon. 2.3.2

Future Roadway Network

Highway 628 Functional Planning Study Al-Terra Engineering completed a Functional Planning Study (FPS) for Highway 628 within Stony Plain in March 2003. The FPS identified a number of first stage and ultimate improvements within the Tussic study area. Concept plans for the proposed first stage and ultimate improvements from the FPS can be found in Appendix A. According to the March 2003 FPS, Highway 628 is ultimately proposed to be a four-lane divided urban arterial roadway within Stony Plain, and a four-lane rural divided roadway east of Stony Plain. However, it should be noted that at the time of the 2003 FPS, the east half of the Tussic ASP was located outside of the Town’s boundaries. Land was annexed by the Town of Stony Plain from Parkland County in 2005, changing the boundaries of Stony Plain. The FPS identified a four-lane rural divided roadway from approximately 300m west of Atim Creek and continuing beyond Boundary Road to the east. As the Town’s boundaries have changed and development is now planned within the annexed areas, it would make sense for the four-lane urban cross-section to be extended east to the new Town of Stony Plain boundary east of Boundary Road. Notwithstanding, for the purposes of this assessment, the recommended intersection configurations in terms of lane arrangements identified within the 2003 FPS were used.

5

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W N

8

ni

a,

B7 (100) HIGHRIDGE WAY 111(38)

(5)

(-5 (3)

12(8) DOST1NG MDR ACCI3S 7(17)

In of

/L-13 (ix +-163 (438) (24)

\-.-7o (153) *81 (275) r43 (25)

155 (405)

194 (453)

181(546)

HIGHWAY 628 372 (211)

75 (76)-1 245 (130)51(5)--,

Exhibit 2-2

2017 Existing Traffic Volumes AM (PM) Peak Hour

455 (244)

371 (210)

N.TS.

IN

b

,SL associates

Tussic 160 ofASP 873 TIA bunt & associates I Project No. 3226.22


The exact timing of the ultimate improvements is unknown, but are expected to be required sometime beyond 2023 when volumes reach about 10,000 vpd. Based on the ultimate improvements in the FPS, the study area intersections are anticipated to include the following ultimate geometry: Highway 628 and Golf Course Road 

West Approach – one left turn bay, two through lanes, one right turn bay;

East Approach – one left turn bay, two through lanes, one right turn bay;

South Approach – one left turn bay, one through lane, one shared through/right turn lane; and

North Approach – one left turn bay, two through lanes, one right turn bay.

Highway 628 and Future Collector 

West Approach – one left turn bay, two through lanes, one right turn bay;

East Approach – one left turn bay, two through lanes, one right turn bay;

South Approach – one shared left/through/right lane; and

North Approach – one shared left/through/right lane.

Highway 628 and Boundary Road 

West Approach – one left turn bay, two through lanes, one right turn bay;

East Approach – one left turn bay, two through lanes, one right turn bay;

South Approach – one shared left/through/right lane; and

North Approach – one shared left/through/right lane.

Boundary Road Functional Planning Study Associated Engineering completed a FPS for Boundary Road in August 2015. The FPS identified a number of improvements along Boundary Road from Highway 16A to Highway 628. According to the FPS, Boundary Road is ultimately proposed to be a four-lane divided arterial between Highway 16A and Fairways Drive. South of Fairways Drive, two-lanes were projected to be sufficient to accommodate future traffic volumes. All intersections along the corridor were recommended as roundabouts. However, since completion of the FPS, the Town has decided not to move forward with the implementation of roundabouts and will continue to use traditional stop control or signalized intersection treatments. Boundary Road is currently being upgraded to a four-lane divided arterial standard from Highway 16A to south of Fairways Drive. South of Fairways Drive, Boundary Road is being upgraded to a paved two-lane roadway. Future Arterial A future arterial roadway is anticipated to be constructed along the north boundary of the Tussic ASP, extending east from Golf Course Road to Campsite Road in the City of Spruce Grove. There are currently no timelines associated with the construction of the future arterial; however, for the purposes of this assessment, it is assumed that it will be constructed within the 20-year horizon.

7

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Alberta Transportation’s Three Year Tentative Major Construction Program Alberta Transportation’s three year tentative major construction program was reviewed to determine if any roadway improvements are planning in the vicinity of the proposed development. Based on the review, the following upgrades are planned along Highway 628 within the next three years:

8

Intersection improvements on Highway 628 between Highway 779 and 6km east of Highway 779; and

Repaving Highway 628 between Highway 779 and 6km east of Highway 779.

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3.

PROPOSED LAND USE

3.1

Development Concept The Tussic ASP land use concept used in the preparation of the TIA is illustrated in Exhibit 3-1. As shown on the exhibit, the ASP is anticipated to include a mix of low and medium density residential (MDR) land uses, one commercial site, one school site, and open spaces. The land use concept and corresponding land use statistics were provided by Qualico in May 2017 for use in the preparation of the TIA. Copies of the land use concept and statistics provided by Qualico are included in Appendix B. 3.1.1

Non-Residential Land Uses

The non-residential land uses in the plan area include commercial and school land uses. The following assumptions were made regarding the potential development characteristics of non-residential land uses: 

One neighbourhood commercial site (CNC site) is proposed within the Tussic ASP located in the west portion of the development on the southeast corner of the Highridge Way/Golf Course Road intersection. An average Floor Area Ratio (FAR) of 0.25 was used to estimate the potential Gross Floor Area (GFA) that may be developed on the commercial site. Therefore, the 1.09ha site is assumed to include 30,000 SF of GFA.



One elementary/junior high school site has been included within the Tussic ASP, located in the centre of the plan area. It is assumed that the school could accommodate up to 900 kindergarten to grade nine students as per Alberta Infrastructure’s P3 core designs.

The neighbourhood commercial site is anticipated to be accessed via an east-west collector roadway (Collector A) internal to Tussic. Right in/right out access to Golf Course Road may also be considered in the future; however, it has not been included in this assessment. 3.1.2

Residential Land Uses

The number and type of residential dwelling units anticipated to be developed within the Tussic ASP and their associated populations are summarized in Table 3-1. In addition to the residential land uses identified in the ASP, the existing RV storage site along Boundary Road has been included as a special study area with the potential to be redeveloped in the future. For the purposes of this assessment approximately 4.64ha of the existing RV storage site lands are assumed to be developed with single/semi-detached (80%), street oriented townhousing (10%), MDR townhousing (4%), and MDR low-rise residential (6%). The densities are assumed to be the same as the residential densities used within the proposed Tussic ASP. As shown in Table 3-1, a total of 2,399 residential dwelling units are projected to be developed within the Tussic ASP, accommodating a potential population of 6,390 people.

9

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R43226.22 - Stony Plain ASP4Bunt Report 4ExhibitslExhibit 3-1.dwg

Multi-Family 1-2Zha (3.02ac.)

'Jul( l 1.] tithe

Multi-Family 1-18 ha (2.913c.)

(1 752c.)

CO 111 IT erCial Log ha (2.6 gac.)

Chaim Ownership V

HighWay

Widening 1 Owl Rd. Allowance

Arterial Roadway Dedleidon

11i1Townhouse Residential (5.0.) Multi-Family Residential (Tit RHO Multi-Family Residential (Low Rise Site)

Commercie! School (MR) Park! Open Space i Greerrway (MR) SWMFl PUL

Enylronmental Reserve — ^ AtIm CreeK Realignment

Exhibit 3-1

Proposed Tussic ASP Land Use Schedule

N.T.S.

b

& associates Tussic ASP TIA

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Table 3-1: Residential Land Uses

Land Use

Size (ha)

Density

Total

(units/ha)

Units

Population Density (people/du)

Population (people)

Single/Semi-detached

50.51

30

1,515

2.8

4,242

Street Oriented

6.57

45

296

2.8

829

MDR - Townhouse

2.61

45

117

2.8

328

MDR – Low-Rise

3.84

80

307

1.8

553

3.69

30

111

2.8

311

0.48

45

22

2.8

62

0.19

45

9

2.8

25

0.28

80

22

1.8

40

Special Study Area Single/Semi-detached Special Study Area Street Oriented Special Study Area Townhouse Special Study Area Low-Rise Total

3.1.3

68.17

2,399

6,390

Collector Roadway Network

The collector roadway network identified on the land use concept includes one primary collector (Collector Loop) that begins at the Future Arterial, extends south through the plan area, curves to the east in the south portion of the plan area, and ultimately curves north again in the east portion of the plan area to connect to the Future Arterial. In addition to the Collector Loop, three collector connections exist within the plan area: 

Collector A connects Golf Course Road to Collector Loop;

Collector B connects Highway 628 to Collector Loop; and

Collector C connects Boundary Road to Collector Loop.

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THIS PAGE INTENTIONALLY LEFT BLANK

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4.

SITE TRAFFIC CHARACTERISTICS

4.1

Trip Generation Rate Assumptions The AM peak hour, PM peak hour, and daily trip generation rates used in the assessment are based on a combination of City of Edmonton recommended rates and trip generation rates published in the Institute of Transportation Engineers’ (ITE’s) Trip Generation, 9th Edition. The following section summarizes the land use categories and rates selected based on the trip generating land uses anticipated to be developed within the Tussic ASP. 4.1.1

Non-Residential Land Uses

Commercial Trip generation rates for ITE Land Use Code (LUC) 820 (fitted curve equation) were compared to trip generation rates measured within the City of Edmonton for CNC sites. As shown in Table 4-1, the City of Edmonton’s trip generation rates are generally higher than ITE for this land use; therefore, to be conservative, the City of Edmonton’s trip generation rates were used in the assessment. Table 4-1: Commercial Trip Generation Rate Comparison Source

AM Peak Hour

PM Peak Hour

Daily

5.62 trips/

10.23 trips/

103.50 trips/

1,000 SF

1,000 SF

1,000 SF

2.49 trips/

8.91 trips/

103.50 trips/

1,000 SF

1,000 SF

1,000 SF

City of Edmonton ITE LUC 820 – Shopping Centre

Elementary/Jr High School The peak hours of school traffic do not typically coincide with the peak hour of adjacent street traffic; however, to be conservative, trips were generated for the school site based on the average of trips published for ITE LUC 520 – Elementary School and ITE LUC 522 – Middle/Junior High School. Table 4-2 summarizes the assumed trip generation rates used in the assessment for the elementary/Jr High school. Table 4-2: Elementary/Jr High School Trip Generation Rates Site Elementary/Junior High School

Source ITE 520/522

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

AM Peak Hour

PM Peak Hour

Daily

0.50 trips/

0.16 trips/

1.46 trips/

student

student

student

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4.1.2

Residential Land Uses

The trip generation rates assumed for residential land uses are based on rates published in ITE’s Trip Generation, 9th Edition. Table 4-3 summarizes the assumed trip generation rates used in the assessment for the various residential land uses proposed to be developed within the Tussic ASP. Table 4-3: Residential Trip Generation Rates

4.2

Land Use

Source

AM Peak Hour

PM Peak Hour

Daily

Single/Semi-detached

ITE LUC 210

0.75 trips/du

1.00 trips/du

9.52 trips/du

Street Oriented

ITE LUC 231

0.67 trips/du

0.78 trips/du

7.50 trips/du

MDR - Townhouse

ITE LUC 231

0.67 trips/du

0.78 trips/du

7.50 trips/du

MDR – Low-Rise

ITE LUC 230

0.44 trips/du

0.52 trips/du

5.81 trips/du

Gross Trips Generation Estimates Table 4-4 summarizes the projected two-way AM peak hour, PM peak hour, and daily vehicle trips anticipated to be generated by the Tussic ASP upon full build out. As shown in Table 4-4, the area is anticipated to generate in the order of 2,279 two-way gross trips in the AM peak hour, 2,591 two-way gross trips in the PM peak hour, and 25,138 two-way gross trips on a typical weekday. Detailed summaries of the trip generation estimates are included in Appendix C.

14

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Table 4-4: Gross Trip Generation Estimates AM Peak Hour

Intensity

Land Use

(Total)

In

Out

PM Peak Hour

Daily

In

Out

In

Out

Non-Residential Land Uses Commercial

30,000 SF

93

76

147

160

1,553

1,553

School

900 students

245

201

69

71

655

655

338

277

216

231

2,208

2,208

Total Non-Residential

Residential Land Uses Single/Semi-detached

1,515 du

284

852

954

561

7,211

7,211

Street Oriented

296 du

50

149

134

97

1,110

1,110

MDR - Townhouse

117 du

20

59

53

38

439

439

MDR – Low-Rise

307 du

23

112

107

53

892

892

Special Study Area

164 du

29

86

92

55

709

709

406

1,258

1,340

804

10,361

10,361

744

1,535

1,556

1,035

12,569

12,569

Total Residential Tussic ASP Total

4.3

2,279

2,591

25,138

Net Internal and External Trip Generation Estimates The gross trip generation estimates summarized in Table 4-4 reflect all trips anticipated to access the individual land uses. Within the process used to identify the potential traffic volumes within the neighbourhood and on the adjacent roadway network, a number of factors are applied to determine the potential net new traffic on the network. For example, the trips identified in Table 4-4 for the commercial site includes both pass-by and primary trips, where only primary trips represent new trips on the network. As well, the gross trips noted in Table 4-4 do not reflect the potential interaction between land uses within the Tussic ASP. Where both the origin and destination of a trip are within the study area, there is the potential to double count the trips. For example, a trip from a residence to the commercial site is generated by both land uses, but ultimately represents only one trip on the network. The following sections summarize the adjustment factors used in the assessment.

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4.3.1

Non-Residential Trips

Pass-by Trips For this assessment, commercial trips have been divided into pass-by and primary trips. Primary trips have a destination that is the primary purpose of the trip, while pass-by trips represent an intermediate stop along the way from an origin to a primary destination. The AM peak hour, PM peak hour, and daily pass-by trip percentage is assumed to be 50% for the neighbourhood commercial site. Internal versus External Non-Residential Trips The percentage of internal trips associated with the non-residential land uses was established based on a review of the potential catchment area that may be associated with a particular land use as follows. 

The commercial site is assumed to attract patrons from the Southeast ASP, Country Plains Estates ASP, Lake Westerra Estates ASP, South Creek ASP, Edgeland Park ASP, and Willow Park ASP.



It is assumed that the students of the school could come from all areas of the Town of Stony Plain.

Table 4-5 summarizes the assumed internal and external percentages assumed for the non-residential land uses. Table 4-5: Internal and External Trip Percentages Non-Residential Land Use

Internal

External

Commercial

25%

75%

School

10%

90%

For this assessment, the trips anticipated to stay within the Tussic ASP (internal trips) were assigned to the internal roadway network and were then subtracted from the trips generated by the residential land uses. In this way, trips between the different land uses within the area are accounted for on the internal roadway network but are not double counted. Net Non-Residential Trips The pass-by and internal trip percentages were applied to the gross trip generation estimates to determine the net new trips anticipated to be generated by the non-residential land uses. Table 4-6 summarizes the net non-residential site generated traffic. A detailed summary of the application of the pass-by and internal trip percentages is also included in Appendix C.

16

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Table 4-6: Net External Non-Residential Trip Generation Trip Component (Non-

4.3.2

AM Peak Hour

PM Peak Hour

Daily

Residential Trips)

In

Out

In

Out

In

Out

Total Gross Trips

338

277

216

231

2,208

2,208

Total Pass-by Trips

38

38

74

74

777

777

Total Internal Trips

39

30

25

29

260

260

Net External Trips

261

209

117

128

1,171

1,171

Residential Trips

Internal versus External Trips The internal neighbourhood trips generated by the non-residential land uses are assumed to access the residential land uses with the Tussic ASP. As can be determined from Table 4-6, the non-residential land uses are anticipated to generate in the order of 69 two-way AM peak hour internal trips, 54 two-way PM peak hour internal trips, and 520 two-way daily internal trips. The allocation of non-residential trips to the residential areas was based on the potential trip generating characteristics of the different residential land uses. The net external vehicle trips generated by the residential land uses were determined by subtracting the internal trips from the gross residential trips. Table 4-7 summarizes the overall total number of external residential trips anticipated to be generated by the Tussic ASP. Table 4-7: Net External Residential Trip Generation Trip Component (Non-

AM Peak Hour

PM Peak Hour

Daily

Residential Trips)

In

Out

In

Out

In

Out

Total Gross Trips

406

1,258

1,340

804

10,361

10,361

Total Internal Trips

30

39

29

25

260

260

Net External Trips

376

1,219

1,311

779

10,101

10,101

% Internal by Direction

7%

3%

2%

3%

3%

3%

% Internal Trips

4%

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

3%

3%

17 171 of 873


4.3.3

Total Tussic ASP Site Trips

As shown in Table 4-8, the plan area is anticipated to generate in the order of 2,065 external two-way trips in the AM peak hour, 2,335 external two-way trips in the PM peak hour, and 22,544 external two-way trips on a typical weekday. Table 4-8: Tussic ASP Net External Trip Generation Trip Component (Non-

PM Peak Hour

Daily

Residential Trips)

In

Out

In

Out

In

Out

Non-Residential

261

209

117

128

1,171

1,171

Residential

376

1,219

1,311

779

10,101

10,101

637

1,428

1,428

907

11,272

11,272

Total External Trips

4.4

AM Peak Hour

2,065

2,335

22,544

Trip Distribution 4.4.1

Non-Residential Trip Distribution

Internal Trip Distribution The distribution of the non-residential internal trips was based on the approximate location of residential land uses within the neighbourhood. External Trip Distribution The distribution of external trips was based on the assumed catchment areas identified in Section 4.3.1. 4.4.2

Residential Trip Distribution

The distribution of external residential trips was based on the City of Edmonton’s Origin-Destination Car Driver Trips March 2017 spreadsheets. Copies of the tables are provided in Appendix D. As shown within the City’s Origin-Destination tables, in the order of 45-75% of trips that originate within Parkland County remain within Parkland County.

18

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Based on the Town of Stony Plain’s Community Profile1, approximately 20% of Stony Plain residents worked and lived in Stony Plain in 2011, 16% worked in Spruce Grove, and 8% worked in Parkland County. The remaining 56% worked in Edmonton, other municipalities, or outside of Canada. This information was used to further refine the distribution of trips within the City of Edmonton’s ‘Parkland County’ sector. Table 4-9 summarizes the assumed residential trip distribution. Table 4-9: Residential Trip Distribution AM Peak

PM Peak

Hour

Hour

Roadway

Golf Course Road N of Future Arterial Boundary Road N of Future Arterial Highway 628 E of Boundary Road Highway 628 W of Golf Course Road Future Arterial E of Boundary Road

4.5

Daily

In

Out

In

Out

In

Out

22.4%

9.0%

10.3%

23.9%

11.3%

11.0%

22.4%

9.0%

10.3%

23.9%

11.3%

11.0%

30.2%

52.2%

44.8%

26.3%

39.3%

40.9%

14.5%

8.2%

11.3%

15.5%

13.6%

13.2%

10.5%

21.6%

23.3%

10.4%

24.5%

23.9%

Trip Assignment The traffic anticipated to be generated by the land uses within the Tussic ASP was assigned to the roadway network based on the assumed distribution and the availability of roadways and access points. Exhibit 4-1 illustrates the AM and PM peak hour site generated traffic volume estimates within and adjacent to the Tussic ASP, while Exhibit 4-2 illustrates the daily site traffic volume estimates.

1

Stony Plain Community Profile. Accessed July 2017 from the World Wide Web:

http://www.stonyplain.com/Assets/Economic+Development/Community+Profile+2013.pdf

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19 173 of 873


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Site Generated Traffic Volume Estimates AM (PM) Peak Hour

N.T.S.

1111

b

&associates

Tussic ASP TIA 174 of 873 bunt & associates I Project No. 3226.22


P.,.3226.22 - Siva), Plain ASP.Bunr ReportExhibitsExhibit 4-2thvg

ECM

4,010

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Legend

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Exhibit 4-2

Site Generated Daily Traffic Volume Estimates

b &associates Tussic ASP TIA 175 of 873 bunt & associates I Project Na. 3226.22


4.6

Background Traffic Volumes Background traffic is the component of traffic on the adjacent roadway system that would be present regardless of the proposed Tussic ASP proceeding. A combination of planning documents and existing traffic counts were used to estimate background traffic within the study area. Appendix E provides relevant reference materials used to determine background traffic volumes. 4.6.1

Golf Course Road

The Town of Stony Plain’s Transportation Study (2011) completed by Associated Engineering was used to assist in establishing background volumes at the study area intersections along Golf Course Road. The following assumptions were made in the development of background traffic volumes along Golf Course Road: 

Existing traffic counts completed by Bunt & Associates in 2017 were used as the basis for background traffic at the Highway 628/Golf Course Road, MDR Access/Golf Course Road, and Highridge Way/Golf Course Road intersections. Existing volumes were balanced to the highest measured volume along the corridor.

A linear growth rate of 1% per year was applied to all movements at the Highway 628/Golf Course Road intersection. The growth rate was calculated based on a review of PM peak hour traffic counts completed in 2009 as part of the 2011 Transportation Study compared to the 2017 traffic counts completed by Bunt & Associates.

The growth calculated at the Highway 628/Golf Course Road intersection was carried through the adjacent intersections as through volumes.

2030 PM peak hour turning movements from the 2011 Transportation Study were used as background traffic volumes at the Future Arterial/Golf Course Road intersection, and traffic volumes were balanced between the Future Arterial and Highridge Way.

The 2030 projected traffic volumes included in the 2011 Transportation Study did not include development within the existing Southeast ASP; therefore, it is assumed that development within the proposed Tussic ASP was not included and does need to be removed from the network. Trips associated with the Home Acres amendment area of the Southeast ASP are discussed Section 4.6.3.

AM peak hour turning movements were estimated by reversing the PM peak hours and reducing the volumes by 10%, and daily volumes were estimated by multiplying the PM peak hour volumes by 10.

22

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4.6.2

Boundary Road

The 2015 Boundary Road FPS was used to estimate background traffic volumes along Boundary Road. The Boundary Road FPS included future development along Boundary Road within the East Boundary ASP, Edgeland Park ASP, Fairways North ASP, South Creek ASP, and two 65ha areas: one in the northeast corner of the Highway 628/Boundary Road intersection, and one in the northwest corner of the Highway 628/Boundary Road intersection (Tussic ASP). Trips were generated for the future areas based on a PM peak hour trip generation rate of 8.63 trips/ha. It should be noted that the trip generation rate used in the completion of the Boundary Road FPS is significantly lower than the rate used to estimate trips for the Tussic ASP. Based on a gross area of 119.06ha, the overall Tussic ASP trip generation rate is equal to about 20.86 trips/ha, which is approximately 2.5 times higher than the trip generation rate used in the Boundary Road FPS. The increased trip rate per hectare may reflect changes to residential densities within ASPs over time. The following assumptions were used in the development of background traffic volumes along Boundary Road: 

The development included in the Boundary Road FPS will occur within the 2037 horizon.

Turning movements from the Boundary Road FPS were used at the Future Arterial/Boundary Road, Collector C/Boundary Road, and Highway 628/Boundary Road intersections.

Traffic generated from the portion of the Tussic ASP included in the FPS was removed from intersection turning movements along Boundary Road.

A portion of traffic generated from the Southcreek ASP was reassigned to account for the connection of the Future Arterial to Golf Course Road.

Traffic volumes along Boundary Road and Highway 628 were balanced to the highest projected volume.

AM peak hour turning movements were estimated by reversing the PM peak hours and reducing the volumes by 10%, and daily volumes were estimated by multiplying the PM peak hour volumes by 10.

4.6.3

Home Acres Amendment Area

In addition to the above, a high level trip generation and assignment was completed for the Home Acres Amendment Area within the Southeast ASP. Based on a review of the Town’s 2011 Transportation Study and the 2015 Boundary Road FPS, trips associated with Home Acres were not included in either study. The same methodology as outlined in Section 4.1 to 4.5 was used to generate and assign trips associated with the Home Acres Amendment area during the AM and PM peak hours and on a daily basis. Appendix E provides a summary of the assumed land use schedule and associated trips generated by the development area.

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

23 177 of 873


Exhibit 4-3 and Exhibit 4-4 illustrate the 2037 background traffic volumes used in the assessment for the AM and PM peak hours and for a typical weekday.

4.7

Total Traffic Volume Estimates The site generated traffic volumes were superimposed on the background traffic volumes to determine total traffic volumes for use in the assessment. Exhibit 4-5 illustrates the AM and PM peak hour total traffic volume estimates within and adjacent to the Tussic ASP, while Exhibit 4-6 illustrates the daily total traffic volume estimates.

24

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017 178 of 873


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&associates Tussic ASP TIA 179 of 873 bunt & associates I Project No. 3226.22


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&associates Tussic ASP TIA

180 of 873

bunt & associates I Project No. 3226.22


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&associates Tussic ASP TIA 181 of 873 bunt & associates I Project No. 3226.22


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b &associates Tussic ASP TIA 182 of 873 bunt & associates I Project No. 3226.22


5.

TRANSPORTATION ANALYSIS

5.1

Arterial Roadway Review The 2037 total daily traffic volume estimates were reviewed to provide an initial recommendation of roadway cross-sections for the existing and future arterials. Stony Plain’s Municipal Development Standards categorize arterials as undivided (carrying up to 12,000 vpd) and divided (carrying more than 12,000 vpd). However, based on experience, a two-lane undivided arterial can carry significantly more traffic by increasing capacity at intersections with the addition of left turn bays. Table 5-1 summarizes the daily volume thresholds assumed for the review, while Table 5-2 summarizes the recommended roadway cross-sections. Table 5-1: Arterial Roadway Traffic Volume Ranges Roadway Cross-Section

Projected Volume Range

Two-Lane Undivided Arterial

5,000 vpd to 12,000 vpd

Two-Lane Undivided Arterial with Left Turn Bays Four-Lane Divided Arterial

12,000 vpd to 18,000 vpd 12,000 vpd to 45,000 vpd

Table 5-2: Arterial Roadway Cross-Section Review Recommended Cross-

Maximum Daily

Section

Volume

Collector Loop East

2-lane undivided

11,800 vpd

East of Boundary

2-lane undivided w/left

Road

turns bays

Roadway Link

From

To

Future Arterial

Golf Course Road

Future Arterial

Collector Loop East

Golf Course Road Golf Course Road Boundary Road Highway 628

North of Future Arterial Future Arterial North of Future Arterial

Highway 628 Highway 628

West of Golf Course

East of Boundary

Road

Road

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

2-lane undivided 2-lane undivided w/left turns bays 2-lane undivided w/left turns bays 4-lane divided

16,500 vpd 9,270 vpd 12,320 vpd 14,920 vpd 20,950 vpd

29 183 of 873


For the purposes of the analysis, the arterial roadways within the plan area were initially assumed to be developed as per Table 5-2. The ultimate carrying capacity of a roadway system is typically governed by the capacity provided at the intersections. Therefore, the intersection capacity analysis has been used to confirm the roadway and intersection geometry required to accommodate the projected 2037 total traffic volumes.

5.2

Collector Roadway Review Residential collector roadways typically carry daily volumes in excess of 1,000 vpd and can often accommodate daily volumes in the order of 10,000 vpd. In Stony Plain, minor residential collector roadways are developed with an 11.5m road width accommodating two travel lanes and two lanes of parking. A major residential collector is developed with a 12.5m road width also accommodating two travel lanes and two parking lanes. Based on the Municipal Development Standards, a minor collector can accommodate 1,000 to 2,500 vpd while a major collector can accommodate up to 5,000 vpd. Additional roadway width can be provided at the throats of arterial/collector intersections to allow for the development of appropriate lane channelization based on arterial/collector peak hour intersection assessments. The majority of collectors within Tussic are projected to accommodate daily volumes in the order of 5,000 vpd or less. However, Collector B is projected to accommodate daily volumes above 5,000 vpd and may require additional geometry at the Highway 628 intersection. It is recommended that all collectors be developed as major collectors as per the Town’s Municipal Development Standards. It is also recommended that the development of single/semi-detached units with front drive access be restricted along collector roadways that carry daily volumes greater than 5,000 vpd.

5.3

Intersection Assessments 5.3.1

Intersection Capacity Analysis Assumptions

The intersection capacity assessments were completed using Synchro 9 (signalized intersections) and HCM 2010 (unsignalized intersections). The intersection operations are typically rated by two measures. The volume-to-capacity (v/c) ratio describes the extent to which the traffic volumes can be accommodated by the physical capacity of the road configuration and traffic control. A value (measured during the peak hour) less than 0.90 indicates that generally there is sufficient capacity and the projected traffic volumes can be accommodated at the intersection. A value between 0.90 and 1.0 suggests unstable operations may occur and volumes are nearing capacity conditions. A calculated value over 1.0 indicates that traffic volumes are theoretically exceeding capacity. The second measure of performance, Level of Service (LOS), is based on the estimated average delay per vehicle among all traffic passing through the intersection. A low average delay merits a LOS A rating. Average delays greater than 80 seconds per vehicle at a signalized intersection generally produce a LOS F rating, while at unsignalized intersections a LOS F is reached when vehicles experience an average delay greater than 50 seconds.

30

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For the purposes of this assessment, the network has been designed for v/c ratios less than 0.90, LOS D or better for approaches, and LOS E or better for individual movements. The anticipated 95th percentile queue length has also been included in the following assessment summaries. The queues provided may include a footnote that relates to the ability of the program to estimate the queue accurately. The ‘m’ footnote indicates that the volume entering the intersection is being metered by an upstream intersection. The Synchro help file also provides the following regarding the ‘#’ footnote: “The # footnote indicates that the volume for the 95th percentile cycle exceeds capacity. This traffic was simulated for two complete cycles of 95th percentile traffic to account for the effects of spill over between cycles. If the reported v/c <1 for this movement, the methods used represent a valid method for estimating the 95th percentile queue. In practice, 95th percentile queue shown will rarely be exceeded and the queues shown with the # footnote are acceptable for the design of storage bays.”2 The methodology includes a number of assumptions that relate to the operating conditions present at the intersections. The following assumptions were used in the assessments. 

Saturation Flow Rate – 1,850 vphg

Minimum Lane Width – 3.7 metres

Total Lost Time Adjustment Factor– 0.5

Peak Hour Factor – 0.95

%HV – 2%

Conflicting pedestrians – 10 per hour

The geometry assumed for each intersection is included in the assessment tables. Left turn movements, through movements, and right turn movements are represented by “L”, “T”, and “R” respectively in the assessment tables, and lanes are separated by a “/”. For example, an approach whose geometry is described as LT/R features two lanes: one lane accommodating shared left/through movements and a second lane accommodating right turning movements.

2

Trafficware LLC., Synchro Studio 9 User Guide, Chapter 10 – Timing/Signing Settings, Queue Lengths, pg. 10-19.

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Traffic control information is also included in the assessment tables. Protected only phasing was assumed for all dual left turns. Key signal phasing is identified in the tables, with protected/permitted left turn phasing identified by “Pm+Pt” and protected only left turn phasing identified by “Prot”. Permitted and overlapped right turn phasing is identified by “Pm+Ov” and free-flow right turns are denoted by “free”. Traffic signals were assumed to be implemented when side street peak hour volumes were greater than a minimum of 300 vph. Where side street volumes are projected to be less than 300 vph, the intersections were initially assessed as unsignalized intersections, and the potential for future signalization was considered in the context of the overall network and other access opportunities. Where unsignalized operation continues to be recommended, high v/c ratios and long delays may be identified. As per the HCM 2010 methodology, unsignalized intersection assessment results are reported for critical movements only and an overall LOS is not provided for the intersection. As well, the HCM 2010 95th percentile queue is reported as vehicles; therefore, a distance in metres was calculated assuming an average of 7.5m per vehicle. The following intersections were included in the assessment: Arterial/Arterial Intersections 

Highway 628 and Golf Course Road;

Highway 628 and Boundary Road;

Future Arterial and Golf Course Road; and

Future Arterial and Boundary Road.

Arterial/Collector Intersections 

Highway 628 and Collector B;

Collector A and Golf Course Road;

Future Arterial and Collector Loop West;

Future Arterial and Collector Loop East; and

Collector C and Boundary Road.

Collector/Collector Intersections 

Collector A and Collector Loop;

Collector Loop and Collector B; and

Collector C and Collector Loop.

Arterial/arterial intersections were assessed based on both 2037 background and 2037 total traffic volumes, while the arterial/collector and collector/collector intersections were assessed based on 2037 total traffic volumes only.

32

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5.3.2

Arterial/Arterial Intersections

Highway 628 and Golf Course Road The ultimate improvements at the Highway 628/Golf Course Road intersection are assumed to be constructed within the 2037 horizon as per the March 2003 FPS which states that “the decision and priority to twin can be based on LOS requirements midway through “D”. For Highway 628 this would occur when traffic volumes reach approximately 10,000 AADT.”3 Traffic volumes along Highway 628 are projected to range from 13,540 to 20,950 vpd within the 2037 horizon. Tables 5-3 and 5-4 summarize the results of the capacity analyses completed at the Highway 628/Golf Course Road intersection during the AM and PM peak hours respectively. Table 5-3: Highway 628 and Golf Course Road – AM Peak Hour Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

T

Southbound R

L

T

R

2037 Background – Actuated-Coordinated (60s cycle) Geometry

L/T/T/R

L/T/T/R

L/T/TR

Volume (vph)

276

300

9

40

238

120

5

v/c

0.62

0.20

0.01

0.09

0.16

0.15

0.01

Delay (s)

18.9

9.6

0.0

14.6

14.4

9.0

LOS

B

A

A

B

B

95th Queue (m)

46

15

0

10

18

Intersection Delay

L/T/T/R 210

42

224

0.07

0.62

0.04

0.36

14.6

10.5

20.0

10.0

3.2

A

B

B

B

A

A

15

2

5

#40

m3

4

12.6

42

27

Intersection LOS

B

2037 Total – Actuated-Coordinated (60s cycle) Geometry

L/T/T/R

L/T/T/R

L/T/TR

Volume (vph)

311

438

9

45

383

148

5

v/c

0.80

0.29

0.01

0.12

0.26

0.21

0.01

Delay (s)

31.7

10.3

0.0

6.6

5.5

2.1

LOS

C

B

A

A

A

95th Queue (m)

#70

22

0

6

15

Intersection Delay

3

L/T/T/R 281

45

276

0.09

0.84

0.05

0.42

14.6

10.1

39.6

13.2

3.6

A

B

B

D

B

A

0

2

6

#65

m3

6

15.2

46

33

Intersection LOS

B

Al-terra Engineering (2003). Functional Planning Study: Town of Stony Plain and Alberta Transportation Highway

628:02, Highway 779 to Boundary Road (79 Avenue), pg.15.

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33 187 of 873


As shown in Table 5-3, the Highway 628/Golf Course Road intersection is projected to operate at acceptable levels of service during the AM peak hour based on 2037 background and total traffic volumes. Table 5-4: Highway 628 and Golf Course Road – PM Peak Hour Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

T

Southbound R

L

T

R

2037 Background – Actuated-Coordinated (60s cycle) Geometry

L/T/T/R

L/T/T/R

L/T/TR

Volume (vph)

206

262

6

30

330

238

10

v/c

0.49

0.17

0.01

0.07

0.21

0.27

0.03

Delay (s)

14.9

8.8

0.0

0.3

0.4

1.1

LOS

B

A

A

A

A

95 Queue (m)

32

13

0

m0

0

th

Intersection Delay

L/T/T/R 128

44

254

0.10

0.41

0.05

0.40

15.6

9.7

15.8

10.9

3.8

A

B

A

B

B

A

0

4

6

19

m3

6

6.4

45

44

Intersection LOS

A

2037 Total – Actuated-Coordinated (60s cycle) Geometry

L/T/T/R

L/T/T/R

L/T/TR

Volume (vph)

286

373

6

32

428

357

10

v/c

0.74

0.24

0.01

0.08

0.28

0.38

0.03

Delay (s)

26.9

9.3

0.0

2.2

2.0

1.1

LOS

C

A

A

A

A

95 Queue (m)

#63

18

0

1

4

th

Intersection Delay

L/T/T/R 158

50

325

0.11

0.50

0.06

0.49

15.6

9.9

18.5

11.2

3.6

A

B

A

B

B

A

0

4

6

15

m2

1

8.6

50

46

Intersection LOS

A

The intersection of Highway 628 and Golf Course Road is projected to operate well during the PM peak hour based on 2037 background and total traffic volumes. Highway 628 and Boundary Road The Highway 628/Boundary Road intersection is assumed to be upgraded to a signalized intersection within the 2037 horizon with four through lanes (two each direction) and left and right turn bays along Highway 628. Daily background traffic volumes along Boundary road north of Highway 628 are within the range of a two-lane undivided roadway with left turn bays; therefore, a southbound left turn bay was also assumed to be constructed at the intersection within the 2037 horizon. Tables 5-5 and 5-6 summarize the results of the capacity analyses completed at the Highway 628/Boundary Road intersection during the AM and PM peak hours respectively.

34

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Table 5-5: Highway 628 and Boundary Road – AM Peak Hour Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

T

Southbound R

L

T

R

2037 Background – Actuated-Coordinated (60s cycle) Geometry

L/T/T/R

L/T/T/R

LTR

Volume (vph)

99

416

18

18

247

185

v/c

0.24

0.30

0.03

0.05

0.18

0.24

0.19

0.80

0.32

Delay (s)

18.7

16.7

4.2

15.2

14.1

3.9

9.3

23.5

3.2

LOS

B

B

A

B

B

A

A

C

A

95th Queue (m)

m17

27

m0

6

18

12

12

68

1

Intersection Delay

18

71

L/TR

14.1

18

365

92

127

Intersection LOS

B

2037 Total – Actuated-Coordinated (120s cycle) Geometry

L/T/T/R

L/T/T/R

LTR

Volume (vph)

142

823

18

18

324

222

v/c

0.49

0.74

0.04

0.19

0.29

0.37

0.13

0.89

0.26

Delay (s)

39.1

38.7

9.3

38.7

32.6

5.9

9.8

31.4

4.7

LOS

D

D

A

D

C

A

A

C

A

95th Queue (m)

51

112

m1

11

44

18

17

#190

m17

Intersection Delay

18

71

L/TR

28.4

18

594

92

156

Intersection LOS

C

2037 Total – Revised Actuated-Coordinated (120s cycle, Prot SBL) Geometry

L/T/T/R

L/T/T/R

LTR

Volume (vph)

142

823

18

18

324

222

v/c

0.29

0.46

0.02

0.07

0.18

0.27

0.68

0.81

0.38

Delay (s)

17.0

16.9

0.5

20.1

17.7

3.5

67.3

46.7

15.3

LOS

B

B

A

C

B

A

E

D

B

95th Queue (m)

37

85

m0

8

36

15

42

76

m34

Intersection Delay

24.8

18

71

L/L/TR 18

594

92

156

Intersection LOS

C

As shown in Table 5-5, the Highway 628/Boundary Road intersection is projected to operate at acceptable levels of service during the AM peak hour. However, with the addition of site generated traffic, a high southbound left turn volume is projected with a long 95th percentile queue length. To try and reduce the queue, dual southbound left turn bays were assessed.

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35 189 of 873


As shown, the development of dual southbound left turn bays decreases the projected queue, but does not significantly improve intersection operations due to the use of protected only phasing for the southbound left turns. The revised phasing also has a negative impact on the south approach, where delays are projected to increase resulting in LOS E; however, this is anticipated to be acceptable as it is projected to be a low volume approach under actuated control. Table 5-6: Highway 628 and Boundary Road – PM Peak Hour Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

T

Southbound R

L

T

R

2037 Background – Actuated-Coordinated (60s cycle) Geometry

L/T/T/R

L/T/T/R

LTR

Volume (vph)

140

269

20

20

465

329

v/c

0.33

0.15

0.03

0.04

0.26

0.32

0.36

0.62

0.37

Delay (s)

4.8

0.5

0.2

10.4

10.1

2.6

16.2

20.6

7.3

LOS

A

A

A

B

B

A

B

C

A

95th Queue (m)

21

0

m0

5

28

13

20

32

2

Intersection Delay

20

100

L/TR

8.3

20

221

78

109

Intersection LOS

A

2037 Total – Actuated-Coordinated (60s cycle) Geometry

L/T/T/R

L/T/T/R

LTR

Volume (vph)

190

400

20

20

862

519

v/c

0.72

0.22

0.03

0.04

0.48

0.53

0.33

0.85

0.52

Delay (s)

32.1

9.9

2.7

8.3

10.8

3.1

17.5

46.2

20.4

LOS

C

A

A

A

B

A

B

D

C

95th Queue (m)

#42

15

0

4

44

13

24

#62

33

Intersection Delay

20

100

L/TR

15.7

20

295

78

166

Intersection LOS

B

2037 Total – Revised Actuated-Coordinated (120s cycle, Prot SBL) Geometry

L/T/T/R

L/T/T/R

LTR

Volume (vph)

190

400

20

20

862

519

v/c

0.62

0.19

0.02

0.04

0.40

0.49

0.74

0.83

0.50

Delay (s)

23.8

8.8

0.8

10.4

12.9

2.5

70.6

68.8

21.2

LOS

C

A

A

B

B

A

E

E

C

95th Queue (m)

60

34

0

6

69

14

53

#57

56

Intersection Delay

36

20.8

20

100

L/L/TR 20

295

Intersection LOS

78

166

C

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The Highway 628/Boundary Road intersection is projected to operate at acceptable levels of service during the PM peak hour based on background and total traffic volumes. The addition of dual southbound left turn bays reduces the v/c ratio and 95th percentile queue for the southbound left turn movement; however, the total delay for the intersection is anticipated to increase due to the use of protected only phasing for the dual left turn movements. The revised phasing also has a negative impact on the south approach, where delays are projected to increase resulting in LOS E; however, this is anticipated to be acceptable as it is projected to be a low volume approach under actuated control. Future Arterial and Golf Course Road Based on the arterial roadway review, daily traffic volumes along Golf Course Road are within the threshold of a two-lane undivided roadway with left turn bays on the south approach of the Future Arterial/Golf Course Road intersection. As the Future Arterial/Golf Course Road intersection is proposed as a Tintersection, no northbound left is required; therefore, a northbound right turn bay was assumed instead to increase capacity on the south approach of the intersection. Golf Course Road north of the future arterial and the future arterial east of Golf Course Road are within the threshold of a two-lane undivided arterial. Therefore, the intersection was assumed to be signalized and include the following geometry: 

East Approach – one shared left/right lane;

South Approach - one through lane, one right turn bay; and

North Approach – one shared left/through lane.

The results of the capacity analyses are summarized in Tables 5-7 and 5-8 for the Future Arterial/Golf Course Road intersection during the AM and PM peak hours respectively.

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Table 5-7: Future Arterial and Golf Course Road – AM Peak Hour Westbound Movement

L

R

Northbound T

Southbound

R

L

T

2037 Background – Actuated-Coordinated (60s cycle) Geometry Volume (vph)

LR 198

T/R 61

LT

258

248

49

279

v/c

0.68

0.27

0.27

0.37

Delay (s)

37.4

8.4

3.6

10.0

LOS

D

A

A

B

95th Queue (m)

45

39

19

42

Intersection Delay

14.6

Intersection LOS

B

2037 Total – Actuated-Coordinated (60s cycle) Geometry Volume (vph)

LR 230

128

LT

328

307

101

345

v/c

0.81

0.36

0.34

0.59

Delay (s)

20.6

8.5

2.9

14.7

LOS

C

A

A

B

95 Queue (m)

#23

39

14

65

th

Intersection Delay

38

T/R

12.2

Intersection LOS

B

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Table 5-8: Future Arterial and Golf Course Road – PM Peak Hour Westbound Movement

L

R

Northbound T

Southbound

R

L

T

2037 Background – Actuated-Coordinated (60s cycle) Geometry Volume (vph)

LR 233

T/R 58

LT

299

190

69

265

v/c

0.72

0.32

0.22

0.41

Delay (s)

36.7

8.1

3.3

11.1

LOS

D

A

A

B

95th Queue (m)

41

56

15

45

Intersection Delay

15.7

Intersection LOS

B

2037 Total – Actuated-Coordinated (60s cycle) Geometry Volume (vph)

LR 302

T/R 173

LT

385

293

153

330

v/c

0.94

0.46

0.35

0.85

Delay (s)

43.2

9.7

2.4

31.1

LOS

D

A

A

C

95 Queue (m)

#129

44

11

#100

th

Intersection Delay

24.4

Intersection LOS

C

2037 Total – Revised Actuated-Coordinated (60s cycle) Geometry

L/R

T/R

LT

Volume (vph)

302

173

385

293

v/c

0.76

0.36

0.41

0.32

0.73

Delay (s)

29.9

5.8

6.5

1.5

20.1

LOS

C

A

A

A

C

95th Queue (m)

35

7

33

5

#94

Intersection Delay

13.9

153

Intersection LOS

330

B

As shown in Tables 5-7 and 5-8, the Future Arterial/Golf Course Road intersection is projected to operate at acceptable levels of service during the AM and PM peak hours based on 2037 background traffic volumes. However, with the addition of site generated traffic during the PM peak hour, the westbound movements are projected to approach capacity with a single lane on the east approach. With the addition of a separate left turn bay on the east approach, the intersection is projected to operate well in the PM peak hour.

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Future Arterial and Boundary Road Based on a review of daily traffic volumes along Boundary Road and the future arterial, a two-lane undivided roadway with left turn bays is anticipated to be warranted along both roadways where they intersection. The intersection was assumed to be signalized with a left turn bay and a shared through/right turn lane on each approach. As shown in Tables 5-9 and 5-10, the Future Arterial/Boundary Road intersection is projected to operate at acceptable levels of service based on the assumed geometry and 2037 background traffic volumes. However, with the addition of site generated traffic volumes, additional geometry is anticipated to be required at the intersection. Based on a review of operations during the AM and PM peak hours, the following geometry is anticipated to be required: 

West Approach – one left turn bay, one through lane, one right turn bay;

East Approach – one left turn bay, one through lane, one shared through/right turn bay;

South Approach – one left turn bay, one through lane, one right turn bay; and

North Approach – one left turn bay, one through lane, one right turn bay.

It is anticipated that the shared through/right turn lane on the east approach can be developed as a bay in advance of the Boundary Road intersection and then be dropped downstream of the Future Arterial/Boundary Road intersection. To account for the lane drop west of Boundary Road, lane utilization factors of 0.68 and 0.84 were used in the capacity assessment for the westbound through/right lane group during the AM and PM peak hours respectively. As shown in Tables 5-9 and 5-10, the Future Arterial and Boundary Road intersection is projected to operate at acceptable levels of service during the AM and PM peak hours with the assumed geometry and traffic control based on 2037 total traffic volumes.

40

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Table 5-9: Future Arterial and Boundary Road – AM Peak Hour Eastbound Movement

L

Westbound

T

R

L

Northbound

T

R

L

Southbound

T

R

L

T

R

2037 Background – Actuated-Coordinated (60s cycle) Geometry

L/TR

L/TR

243

165

118

L/TR

157

164

Volume (vph)

170

v/c

0.70

0.76

0.71

0.58

0.10

0.40

0.25

0.52

Delay (s)

27.0

18.8

40.1

15.1

6.8

6.9

13.4

13.7

LOS

C

B

D

B

A

A

B

B

95th Queue (m)

34

62

#26

35

4

20

20

60

Intersection Delay

35

L/TR

256

16.5

73

109

264

153

Intersection LOS

B

2037 Total – Actuated-Coordinated (60s cycle) Geometry

L/T/R

L/T/TR

Volume (vph)

242

417

204

138

v/c

0.82

0.64

0.31

0.56

Delay (s)

29.8

14.0

2.6

LOS

C

B

95th Queue (m)

m29

m34

187

L/T/R 42

336

169

109

342

211

0.38

0.12

0.47

0.25

0.31

0.48

0.29

22.0

7.1

11.5

14.6

3.1

17.8

17.8

3.8

A

C

A

B

B

A

B

B

A

m5

24

19

m6

52

m4

22

56

12

Intersection Delay

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164

L/T/R

13.2

Intersection LOS

B

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Table 5-10: Future Arterial and Boundary Road – PM Peak Hour Eastbound Movement

L

Westbound

T

R

L

Northbound

T

R

L

Southbound

T

R

L

T

R

2037 Background – Actuated-Coordinated (60s cycle) Geometry

L/TR

L/TR 57

80

313

120

109

L/TR

Volume (vph)

168

v/c

0.87

0.44

0.24

0.74

0.38

0.56

0.55

0.63

Delay (s)

56.6

18.2

13.7

22.3

26.6

25.3

25.5

19.4

LOS

E

B

B

C

C

C

C

B

#39

26

12

51

m#31

#88

#50

#96

95 Queue

200

L/TR 290

130

180

281

187

th

(m)

Intersection Delay

24.7

Intersection LOS

C

2037 Total – Actuated-Coordinated (120s cycle, Pm+Pt EB & WB L) Geometry

L/T/R

L/T/TR

Volume (vph)

294

259

70

185

v/c

0.85

0.46

0.14

0.42

Delay (s)

50.7

32.6

7.5

LOS

D

C

#86

68

95 Queue

521

L/T/R 120

L/T/R

147

372

159

180

344

280

0.85

0.47

0.50

0.23

0.61

0.46

0.36

20.9

51.4

31.7

28.6

6.1

39.5

28.6

4.2

A

C

D

C

C

A

D

C

A

m7

36

107

50

105

19

#72

95

17

th

(m)

Intersection Delay

5.3.3

32.4

Intersection LOS

C

Arterial/Collector Intersections

Highway 628 and Collector B The Highway 628 and Collector B intersection is assumed to be signalized within the 2037 horizon and include the following geometry: 

West Approach – one left turn bay, two through lanes, one right turn bay;

East Approach – one left turn bay, two through lanes, one right turn bay;

South Approach – one shared left/through/right lane; and

North Approach – one left turn bay, one shared through/right lane.

As shown in Table 11, the Highway 628 and Collector B intersection is projected to operate well during the AM and PM peak hours based on 2037 total traffic volumes and the assumed geometry and traffic control.

42

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Table 5-11: Highway 628 and Collector B Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

T

Southbound R

L

T

R

AM Peak Hour – 2037 Total – Actuated-Coordinated (60s cycle) Geometry

L/T/T/R

L/T/T/R

LTR

Volume (vph)

141

607

4

5*

430

68

v/c

0.60

0.64

0.01

0.03

0.46

0.16

0.02

0.57

0.18

Delay (s)

22.0

17.4

0.0

9.4

12.3

2.1

7.6

15.3

2.6

LOS

C

B

A

A

B

A

A

B

A

95th Queue (m)

m18

m29

m0

m1

24

3

3

47

m6

Intersection Delay

6

5

L/TR

14.2

5*

376

4

140

Intersection LOS

B

PM Peak Hour – 2037 Total – Actuated-Coordinated (60s cycle) Geometry

L/T/T/R

L/T/T/R

LTR

Volume (vph)

96

476

5

5*

720

328

v/c

0.52

0.39

0.01

0.02

0.59

0.46

0.02

0.24

0.14

Delay (s)

20.4

13.7

0.0

5.0

12.0

3.8

11.1

14.8

4.5

LOS

C

B

A

A

B

A

B

B

A

95th Queue (m)

9

14

m0

m0

24

0

4

22

8

Intersection Delay

4

11.2

4

L/TR 5*

134

3

93

Intersection LOS

B

*Movement was estimated to be 0 vph; therefore, 5 vph was assumed to be conservative.

Collector A (Highridge Way) and Golf Course Road The Collector A/Golf Course Road intersection is assumed to be signalized within the 2037 horizon and include the following geometry: 

West Approach – one shared left/through/right turn lane;

East Approach – one shared left/through/right turn lane;

South Approach – one left turn bay, one shared through/right lane; and

North Approach – one left turn bay, one shared through/right lane.

As shown in Table 5-12 the Collector A/Golf Course Road intersection is projected to operate well during the AM and PM peak hours based on 2037 total traffic volumes.

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Table 5-12: Collector A and Golf Course Road Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

T

Southbound R

L

T

R

AM Peak Hour – 2037 Total – Actuated-Coordinated (60s cycle) Geometry

LTR

Volume (vph)

77

10

LTR 29

109

8

L/TR 111

9

L/TR

447

54

88

450

37

v/c

0.46

0.70

0.02

0.50

0.21

0.49

Delay (s)

20.3

25.1

4.0

4.4

9.0

9.2

LOS

C

C

A

A

A

A

95th Queue (m)

19

31

m1

m18

m10

65

Intersection Delay

10.9

Intersection LOS

B

PM Peak Hour – 2037 Total – Actuated-Coordinated (60s cycle) Geometry

LTR

Volume (vph)

40

7

LTR 10

103

8

L/TR 129

32

L/TR

509

140

128

423

81

v/c

0.26

0.73

0.08

0.65

0.41

0.50

Delay (s)

18.5

26.2

3.9

7.2

10.1

8.2

LOS

B

C

A

A

B

A

95th Queue (m)

12

27

m2

27

m12

m51

Intersection Delay

10.9

Intersection LOS

Future Arterial and Collector Loop West The Future Arterial/Collector Loop West is anticipated to be a four-legged intersection providing access to the Home Acres Amendment area to the north and the Tussic ASP to the south. As a planning study for the Future Arterial has not been completed to date, the Collector Loop West intersection was assessed as both a signalized intersection and as a single lane roundabout. The Future Arterial was identified as a two-lane undivided roadway within the Table 5-2 of the Arterial Roadway Review; however, based on the initial capacity assessment, additional geometry was required to accommodate traffic volumes at acceptable levels of service. Therefore, as a signalized intersection, the following geometry is anticipated to be required:

44

West Approach – one left turn bay, one shared through/right lane;

East Approach – one left turn bay, one shared through/right lane;

South Approach – one shared left/through/right lane; and

North Approach – one shared left/through/right lane.

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B


Tables 5-13 and 5-14 summarize the results of the capacity assessment completed during the AM and PM peak hours respectively, based on 2037 total traffic volumes. Table 5-13: Future Arterial and Collector Loop West – AM Peak Hour Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

T

Southbound R

L

T

R

2037 Total – Actuated-Coordinated (60s cycle) Geometry

L/TR

L/TR 31

54

264

32

75

v/c

0.33

0.70

0.27

0.62

0.26

0.42

Delay (s)

16.9

22.3

11.3

13.9

5.5

12.3

LOS

B

C

B

B

A

B

95 Queue (m)

m8

27

m4

14

18

39

Intersection Delay

31

49

LTR

Volume (vph)

th

302

LTR

14.5

129

149

43

63

Intersection LOS

B

2037 Total – Roundabout Geometry Volume (vph)

LTR 75

302

LTR 31

54

264

LTR 32

31

49

LTR 129

149

43

v/c

0.45

0.34

0.31

0.30

Delay (s)

5.4

4.3

7.1

7.5

LOS

A

A

A

A

95 Queue (m)

23

16

13

13

th

Intersection Delay

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5.8

63

Intersection LOS

A

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Table 5-14: Future Arterial and Collector Loop West – PM Peak Hour Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

Southbound

T

R

L

T

R

2037 Total – Actuated-Coordinated (60s cycle) Geometry

L/TR

L/TR

316

89

161

LTR

386

135

Volume (vph)

41

v/c

0.22

0.61

0.59

0.78

0.31

0.27

Delay (s)

8.9

10.4

11.6

10.9

8.5

13.2

LOS

A

B

B

B

A

B

95th Queue (m)

m2

m13

m5

11

17

23

Intersection Delay

47

39

LTR

10.7

108

61

42

42

Intersection LOS

B

2037 Total – Roundabout Geometry Volume (vph)

LTR 41

316

LTR 89

161

386

LTR 135

47

39

LTR 108

61

42

v/c

0.50

0.61

0.26

0.23

Delay (s)

5.3

4.9

6.5

8.7

LOS

A

A

A

A

95th Queue (m)

25

42

11

10

Intersection Delay

5.6

Intersection LOS

42

A

As shown in Tables 5-13 and 5-14, the Future Arterial/Collector Loop West intersection is projected to operate well as a signalized intersection or roundabout during the AM and PM peak hours. Overall, less delay and a greater level of service is projected with a single lane roundabout. Future Arterial and Collector Loop East The Future Arterial/Collector Loop East is anticipated to be a four-legged intersection providing access to the South Creek ASP to the north and the Tussic ASP to the south. The Collector Loop East intersection was assessed as both a signalized intersection and as a single lane roundabout. The Future Arterial was identified as a two-lane undivided roadway west of Collector Loop East and a twolane undivided with left turn bays east of Collector Loop East within the Table 5-2 of the Arterial Roadway Review; however, based on the initial capacity assessment, additional geometry was required to accommodate traffic volumes at acceptable levels of service. Therefore, as a signalized intersection, the following geometry is anticipated to be required:

46

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West Approach – one left turn bay, one shared through/right lane;

East Approach – one left turn bay, one through lane, one right turn bay;

South Approach – one shared left/through/right lane; and

North Approach – one shared left/through/right lane.

Tables 5-15 and 5-16 summarize the results of the capacity assessment completed during the AM and PM peak hours respectively, based on 2037 total traffic volumes. Table 5-15: Future Arterial and Collector Loop East – AM Peak Hour Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

T

Southbound R

L

T

R

2037 Total – Actuated-Coordinated (60s cycle) Geometry

L/TR

Volume (vph)

11

v/c

0.03

Delay (s)

L/T/R 43

275

131

0.83

0.22

0.40

0.20

0.32

0.54

8.6

21.6

13.5

13.5

2.6

7.9

21.0

LOS

A

C

B

B

A

A

C

95 Queue (m)

m2

72

6

29

6

18

#50

Intersection Delay

57

5

LTR

34

th

526

LTR

16.2

122

215

6

18

Intersection LOS

B

2037 Total – Roundabout Geometry Volume (vph)

LTR 11

526

LTR 43

34

275

LTR 131

57

5

LTR 122

215

6

v/c

0.62

0.37

0.36

0.28

Delay (s)

5.7

3.3

10.5

9.1

LOS

A

A

B

A

95 Queue (m)

42

20

17

11

th

Intersection Delay

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6.1

18

Intersection LOS

A

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Table 5-16: Future Arterial and Collector Loop East – PM Peak Hour Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

Southbound

T

R

L

T

R

2037 Total – Actuated-Coordinated (60s cycle) Geometry

L/TR

Volume (vph)

21

v/c

0.12

Delay (s)

L/T/R

391

73

LTR

140

574

234

0.64

0.53

0.78

0.32

0.36

0.42

8.5

13.3

12.9

15.8

1.7

12.9

19.6

LOS

A

B

B

B

A

B

B

95th Queue (m)

m3

36

m18

66

m8

19

33

Intersection Delay

94

2

LTR

13.1

71

161

1

14

Intersection LOS

B

2037 Total – Roundabout Geometry Volume (vph)

LTR 21

391

LTR 73

140

574

LTR 234

94

2

LTR 71

161

1

v/c

0.57

0.82

0.27

0.39

Delay (s)

6.1

5.1

9.2

14.7

LOS

A

A

A

B

95th Queue (m)

34

90

11

20

Intersection Delay

6.7

Intersection LOS

14

A

As shown in Tables 5-15 and 5-16, the Future Arterial/Collector Loop East intersection is projected to operate well as a signalized intersection or roundabout during the AM and PM peak hours. Overall, less delay and a greater level of service is projected with a single lane roundabout.

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Collector C and Boundary Road The Collector C and Boundary Road intersection is assumed to be signalized and include the following geometry: 

West Approach – one shared left/through/right lane;

East Approach – one shared left/through/right lane;

South Approach – one left turn bay, one shared through/right lane; and

North Approach – one left turn bay, one shared through/right lane.

As shown in Table 5-17, the Collector C/Boundary Road intersection is projected to operate well as a fourlegged signalized intersection within the 2037 horizon. Table 5-17: Collector C and Boundary Road Eastbound Movement

L

T

Westbound R

L

T

Northbound R

L

T

Southbound R

L

T

R

AM Peak Hour - 2037 Total – Actuated-Coordinated (60s cycle) Geometry Volume (vph)

LTR 143

5*

LTR 208

82

5*

L/TR 64

40

L/TR

340

55

45

552

87

v/c

0.85

0.49

0.16

0.44

0.10

0.71

Delay (s)

31.8

16.4

11.4

11.4

7.3

14.9

LOS

C

B

B

B

A

B

95th Queue (m)

41

22

m9

68

m5

#116

Intersection Delay

17.6

Intersection LOS

B

PM Peak Hour - 2037 Total – Actuated-Coordinated (60s cycle) Geometry Volume (vph)

LTR 89

5*

LTR 83

60

5*

L/TR 50

180

L/TR

539

90

70

396

133

v/c

0.63

0.45

0.42

0.60

0.20

0.52

Delay (s)

21.3

17.8

8.6

8.7

5.5

5.7

LOS

C

B

A

A

A

A

95th Queue (m)

17

17

m14

59

7

66

Intersection Delay

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

9.5

Intersection LOS

A

49 203 of 873


5.3.4

Collector/Collector Intersections

Collector A and Collector Loop The Collector A/Collector Loop intersection is anticipated to be an unsignalized T-intersection with stop control on the west approach and a single lane on each approach accommodating all movements. Table 518 summarizes the results of the capacity assessments completed based on 2037 total traffic volumes during the AM and PM peak hours. Table 5-18: Collector A and Collector Loop Eastbound Movement

L

Northbound R

L

T

Southbound T

R

AM Peak Hour - 2037 Total â&#x20AC;&#x201C; Unsignalized (EB Stop Control) Geometry

LR

Volume (vph)

48

LT 120

72

TR 47

115

31

v/c

0.23

0.05

-

Delay (s)

11.1

7.7

-

LOS

B

A

-

95 Queue (m)

7

2

-

th

Intersection Delay

5.6

Intersection LOS

A

PM Peak Hour - 2037 Total â&#x20AC;&#x201C; Unsignalized (EB Stop Control) Geometry Volume (vph)

LR 55

LT 71

108

TR 67

71

67

v/c

0.19

0.08

-

Delay (s)

11.5

7.8

-

LOS

B

A

-

95 Queue (m)

5

2

-

th

Intersection Delay

5.2

Intersection LOS

A

As shown in Table 5-18, the Collector A/Collector Loop intersection is projected to operate very well as an unsignalized T-intersection with stop control on the west approach.

50

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017 204 of 873


Collector Loop and Collector B The Collector B and Collector Loop intersection is anticipated to be an unsignalized T-intersection with stop control on the south approach and a single lane on each approach accommodating all movements. Table 5-19 summarizes the results of the capacity assessments completed based on 2037 total traffic volumes during the AM and PM peak hours. Table 5-19: Collector Loop and Collector B Eastbound Movement

T

Westbound R

L

Northbound T

L

R

AM Peak Hour - 2037 Total â&#x20AC;&#x201C; Unsignalized (NB Stop Control) Geometry

TR

Volume (vph)

66

LT 309

107

LR 81

154

33

v/c

-

0.10

0.42

Delay (s)

-

8.5

18.3

LOS

-

A

C

95 Queue (m)

-

2

16

th

Intersection Delay

5.8

Intersection LOS

A

PM Peak Hour - 2037 Total â&#x20AC;&#x201C; Unsignalized (NB Stop Control) Geometry Volume (vph)

TR 36

LT 112

57

LR 35

188

138

v/c

-

0.04

0.45

Delay (s)

-

7.7

13.6

LOS

-

A

B

95 Queue (m)

-

1

18

th

Intersection Delay

8.6

Intersection LOS

A

As shown in Table 5-19, the Collector Loop/Collector B intersection is projected to operate very well as an unsignalized T-intersection with stop control on the south approach.

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

51 205 of 873


Collector C and Collector Loop The Collector C and Collector Loop intersection is anticipated to be an unsignalized T-intersection with stop control on the east approach and a single lane on each approach accommodating all movements. As shown in Table 5-20, the Collector C/Collector Loop intersection is projected to operate very well based on 2037 total traffic volumes during the AM and PM peak hours. Table 5-20: Collector C and Collector Loop Westbound Movement

L

R

Northbound T

R

Southbound L

T

AM Peak Hour - 2037 Total â&#x20AC;&#x201C; Unsignalized (WB Stop Control) Geometry

LR

Volume (vph)

66

TR 28

83

LT 79

22

40

v/c

0.13

-

0.02

Delay (s)

10.4

-

7.7

LOS

B

-

A

95 Queue (m)

3

-

1

th

Intersection Delay

3.6

Intersection LOS

A

PM Peak Hour - 2037 Total â&#x20AC;&#x201C; Unsignalized (WB Stop Control) Geometry Volume (vph)

LR 25

TR 48

37

35

96

v/c

0.09

-

0.03

Delay (s)

9.9

-

7.5

LOS

A

-

A

95 Queue (m)

2

-

1

th

Intersection Delay

5.4

71

LT

3.2

Intersection LOS

A

Roadway Network Assessment Summary Exhibit 5-1 illustrates the recommended arterial and collector roadway cross-sections as well as intersection geometry and traffic control on the roadway network within and adjacent to the plan area.

52

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017 206 of 873


R43226.22- Sicry Flom ASP4Bunt ReportExhibitsExhibil 5-1.dwg

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Recommended Roadway Network

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b &

associates

Tussic ASP TIA

207 of 873

bunt & associates I Project No. 3226.22


5.5

Complete Streets There is a potential opportunity to develop the future arterial along the north boundary of the Tussic ASP with a non-standard cross-section using the Complete Streets philosophy. Current design standards require a 54m right-of-way for a four-lane divided arterial and a 48.3m right-of-way for a four-lane undivided arterial roadway. There is no standard drawing for a two-lane undivided arterial. Complete Streets provides a shift from a rigid design standard to a flexible approach acknowledging that the design of individual streets should reflect the context of the area, land uses, and types of users for which the street provides access. The City of Edmontonâ&#x20AC;&#x2122;s Complete Streets Design and Construction Standards was reviewed in combination with the Townâ&#x20AC;&#x2122;s current design standards for arterial roadways to develop potential cross-sections for the Future Arterial. It is noted that these cross-sections are preliminary examples and are from a transportation perspective only. It is recognized that the potential cross-sections would also need to be considered from a utilities perspective. Generally, a two-lane cross-section is anticipated to be appropriate along the Future Arterial based on the projected 2037 total traffic volumes. Exhibit 5-2 illustrates a potential two-lane cross-section within a 29m right-of-way. Left turn bays are recommended at the intersections along the Future Arterial to increase capacity along the corridor. The left turn bays could be developed in the median at the intersection as illustrated in Exhibit 5-3. It is noted that additional right-of-way will be required to accommodate the recommended geometry at the Future Arterial/Boundary Road intersection. Exhibit 5-2: Future Arterial Looking West Between Collector Loop East and West

54

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017 208 of 873


Exhibit 5-3: Future Arterial Looking West at Collector Loop West

If single lane roundabouts are constructed at the Future Arterial/Collector Loop East and West intersections, it is anticipated that an undivided two-lane cross-section will be appropriate along the majority of the Future Arterial as shown in Exhibit 5-4. Additional right-of-way may be required at the collector intersections to accommodate the roundabouts, and additional right-of-way will also be required at the Future Arterial/Boundary Road intersection to accommodate the recommended geometry. Exhibit 5-4: Future Arterial Looking West Between Collector Loop East and West (Roundabout Option)

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

55 209 of 873


5.6

School Site The elementary/Jr high school is located along the Collector Loop in the vicinity of Collector B. The site includes approximately 220m of roadway frontage west of Collector B. This allows for approximately 28 on-street vehicle parking spaces adjacent to the school site on the north side of the Collector Loop. It is recommended that pick up/drop off access and school bus activity be incorporated on-site to minimize congestion along the collector roadway network and reduce pedestrian crossing activity across collector roadways. As well, school site accesses should be aligned with opposing local and/or collector road intersections and meet minimum collector roadway intersection spacing guidelines. It is also suggested that the development of residential land uses with front drive access across from the school site be limited to reduce the impact on adjacent residents. The development of access to the school site should consider best practices for school site design. Available information regarding transportation facilities for schools can be found in such documents as the Institute of Transportation Engineerâ&#x20AC;&#x2122;s School Site Planning, Design, and Transportation and the Survey of Practice for Signing and Marking Near Schools. As well, it is recommended that a TIA be completed at the development permit stage to ensure that the site accesses and on-site circulation meet the needs of the applicable school board and the Town of Stony Plain.

56

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6.

CONCLUSIONS AND RECOMMENDATIONS

6.1

Study Synopsis This TIA was prepared to identity the recommended transportation infrastructure required to accommodate full development of the Tussic ASP within the 2037 horizon. 6.1.1

Proposed Land Uses

The ASP is anticipated to include the following trip generating land uses: 

2,399 residential dwelling units accommodating 6,390 people.

One commercial site on the southeast corner of the Collector A/Golf Course Road intersection that is assumed to accommodate 30,000 SF of GFA.

One elementary/Jr high school anticipated to accommodate up to 900 students.

6.1.2

Proposed Internal Roadway Network

The collector roadway network identified on the land use concept includes one primary collector that begins at the Future Arterial, extends south through the plan area, curves to the east in the south portion of the plan area, and ultimately curves north again in the east portion of the plan area to connect to the Future Arterial. Three additional collector connections are proposed:

6.2

Collector A is an east-west collector between Golf Course Road and Collector Loop;

Collector B is a north-south collector between Highway 628 and Collector Loop; and

Collector C is an east-west collector that connects Boundary Road to Collector Loop.

Conclusions Based on the assessments completed, the proposed collector roadway network and study area intersections are anticipated to operate at acceptable levels of service within the 2037 horizon based on the assumed geometry and traffic control.

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

57 211 of 873


6.3

Recommendations Based on the review of the development concept and the proposed roadway network, the following recommendations are advanced: 

All collector roadways within the plan area should be constructed to the Town of Stony Plain’s major collector standard which accommodates two travel lanes (one in each direction).

Collector B should include a separate southbound left turn bay at Highway 628.

The development of single/semi-detached units with front drive access should be restricted along Collector B.

The following intersections should be monitored for signalization: o

Highway 628 and Boundary Road;

o

Future Arterial and Golf Course Road;

o

Future Arterial and Boundary Road;

o

Highway 628 and Collector B;

o

Collector A and Golf Course Road;

o

Collector C and Boundary Road.

If roundabouts are not constructed at the Collector Loop intersections along the Future Arterial, the intersections should be monitored to determine when signalization is required.

The Future Arterial should be developed as a two-lane divided arterial with left turn bays if the Collector Loop East and West intersections are constructed as standard signalized intersections, with additional geometry constructed at the Future Arterial/Boundary Road intersection.

The Future Arterial should be developed as a two-lane undivided arterial if roundabouts are constructed at the Collector Loop East and West intersections, with additional geometry constructed at the Future Arterial/Boundary Road intersection.

The additional westbound through lane developed at the Future Arterial/Boundary Road intersection should be dropped downstream to transition back to a two-lane cross-section.

Boundary Road should generally be developed as a two-lane arterial with left turn bays; however, northbound and southbound right turn bays are recommended at the Future Arterial/Boundary Road intersection, and dual southbound left turn bays are recommended at the Highway 628/Boundary Road intersection.

Golf Course Road could be developed as a two-lane undivided arterial north of the Future Arterial and at a minimum should be developed as a two-lane arterial with left turn bays south of the Future Arterial.

58

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017 212 of 873


Based on future daily traffic volume estimates, the ultimate intersection configurations in terms of lane arrangements identified within the 2003 Highway 628 Functional Planning Study should be constructed within the 2037 horizon. However; it is recommended that the Highway 628 Functional Planning Study be updated to reflect the Town of Stony Plain’s current boundaries (post annexation) and the potential extension of the urban arterial cross-section to Town of Stony Plain’s eastern limit.

Pick up/drop off access and school bus activity for the school site should be incorporated on-site, and a TIA should be completed at the development permit stage to ensure that sufficient access capacity and on-site circulation space is provided to minimize congestion along the adjacent roadway network.

School site accesses should be aligned at intersections and meet minimum intersection spacing guidelines and should consider best practices for school site design.

The development of residential land uses with front drive access across from the school site should be limited to reduce the impact on adjacent residents.

Tussic ASP TIA Draft Report bunt & associates | Project No. 3226.22 | August 16, 2017

59 213 of 873


APPENDIX A Highway 628 FPS Improvements

214 of 873


215 of 873


HIGHWAY 828:02- STONY PLAIN FUNCTIONAL PLANNING STUDY

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219 of 873

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Pita DATE NOV. 2002

PROPOSED IMPROVEMENTS ULTIMATE STAGE

II ENBINMERIN13 wan/ mff

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I PLAN DATE: NOV. 2100,21

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700


APPENDIX B Land Use Concept & Statistics

224 of 873


225 of 873


Multi-Family 1.22ha (3.02ac.)

EX. ATIM CREEK

Atim Creek (Existing Alignment)

SWMF 3.53ha (8.73ac.)

ME

SWMF 2.59ha (6.39ac.)

IG N AL RE

EK

Tree Stand MR 3.26ha (8.07ac.)

Atim Creek (Proposed Realignment)

MR 1.04ha (2.52ac.)

Multi-Family 1.18ha (2.91ac.)

UTILITY R/W

NT

SWMF 1.81ha (4.47ac.)

CR E

MR 0.52ha (1.27ac.)

MR 0.11ha (0.28ac.)

Multi-Family 1.11ha (2.75ac.)

S

3.91ha (9.66ac.)

UTILITY R/W

R/W

UTILITY R/W

UTILITY

Commercial 1.09ha (2.69ac.)

Multi-Family 0.51ha (1.26ac.)

MR 0.76ha (1.87ac.)

Multi-Family 1.38ha (3.42ac.)

1.2ha (3.01ac.)

UTILITY R/W

Multi-Family 1.04ha (2.58ac.)

UTILITY R/W

UTILITY R/W

SH 628

FOR

TRPOSES P DCURSSAIOF N U

DIS

Arterial Roadway Dedication

Park / Open Space / Greenway (MR)

Draft Development Concept Plan Option 1 Local Roadway Stony Plain ASP Qualico Stony Plain, Alberta Lane

Townhouse Residential (S.O.)

SWMF / PUL

Multi-Use Trail

Multi-Family Residential (T.H. Site)

Environmental Reserve

Multi-Family Residential (Low Rise Site)

Atim Creek Realignment

Legend Qualico Ownership Highway Widening / Gov't Rd. Allowance

Commercial School (MR)

Collector Roadway

SW and SE SEC 30-52-27-4 N.T.S.

N

226 of 873 Date: May 2017 Project No: 15-014


Land Use Calculations Stony Plain ASP Option 1 Land Use Calculations GROSS AREA

17-May-17

Hectares 119.06

Acres 294.22

Arterial Roadway Dedication Highway Widening

4.86 2.79

12.01 6.89

Power/Pipeline Right of Way

0.00

0.00

Environmental Reserve / Atim Creek Other / Gov't Road Allowance

1.28 0.16

3.16 0.40

GROSS DEVELOPABLE AREA (GDA) Non-Residential Uses Circulation Collector Roads Local Roads Lanes

% of GDA

109.97

271.75

26.40 6.60

65.24 16.31

24.0% 6.0%

17.52 2.28

43.29 5.63

15.9% 2.1%

Commercial

1.09

2.69

1.0%

Mixed Use Parks / Open Space / Municipal Reserve

0.00 10.92

0.00 26.98

0.0% 9.9%

Neighbourhood Park Tree Stand School Site Greenway Stormwater Management Facilities / PUL SWMF PUL / Walkway Total Non-Residential Uses Residential Uses Low Density Residential (Single & Semi-Detached) Townhouse Residential (S.O.)

3.62 3.26 3.91

8.95 8.06 9.66

3.3% 3.0% 3.6%

0.13 8.03

0.32 19.84

0.1% 7.3%

7.93 0.10 46.44

19.60 0.25 114.76

7.2% 0.1%

UPNRHa = 35.2

42.2% Unit Calculations Units / Ha Units % of Unit Type

Area (ha) Area (ac) % of GDA % of NRHa 50.51 6.57

124.82 16.24

45.9% 6.0%

79.5% 10.3%

30 45

1515 296

67.8% 13.2%

Multi-Family Residential (T.H. Site) Multi-Family Residential (Low Rise Site) Total Residential Uses

2.61 3.84 63.53

6.45 9.49 156.99

2.4% 3.5%

4.1% 6.0%

45 80

117 307

5.3% 13.7%

57.8%

100.0%

2,236

100.0%

TOTAL

109.97

271.75

100.0% Ground Oriented (Low Density & T.H.) / Multi-Family AREA Ratio 89.8%

/

10.2%

Ground Oriented (Low Density & T.H.) / Multi-Family UNIT Ratio 81.0%

/

19.0%

FRONTAGE CALCS Total Residential Frontage Length

Metres 15720

Feet 51575

Total Front Feet / Acre (incl. multi-sites)

248.2 Assumption of 225 ft./ acre for multi-site

Total Front Feet / Acre (excl. multi-sites)

250.0

NOTE: Area calculations may not add up to 100% due to rounding issues or discrepancies between the original certificate of title and digital mapping information.

227 of 873


APPENDIX C Trip Generation Summary

228 of 873


229 of 873


Trip Rates 3226.22 Stony Plain ASP 07-Jun-17

Land Use Single & Semi-Detached - ITE 210 Townhouses (S.O) (ITE 231) Multi-Family (TH Site) (ITE 231) Multi-Family (Low Rise) (ITE 230) Special Study Area - Single Special Study Area - S.O Special Study Area - Multifamily TH Special Study Area - Multifamily Low Rise Total Residential

Units 1,515 units 296 units 117 units 307 units 111 units 22 units 9 units 22 units

Rate 0.75 0.67 0.67 0.44 0.75 0.67 0.67 0.44

2,235 TRUE 30,000 SF 900 students

Commercial School

5.62 0.50

Total Non-Residential

AM Peak Hour In 25% 284 25% 50 25% 20 17% 23 25% 21 25% 4 25% 2 17% 2 406 1,664 55% 93 55% 245 338 615

Out 75% 75% 75% 83% 75% 75% 75% 83% 1,258 45% 45% 277

744

Total Commercial

Pass-by and Internal Trips Commercial School

Land Use (ITE LUC) Commercial Mode Split Pass-by Trips Internal NBHD Trips Net External Trips School Mode Split Pass-by Trips Internal NBHD Trips Net External Trips Total Gross Trips Total Mode Split Total Pass-by Trips Total Internal NBHD Trips Total External NBHD Trips

852 149 59 112 62 11 5 8

1.00 0.78 0.78 0.52 1.00 0.78 0.78 0.52

76 201

10.23 0.16

1,535

Total Neighbourhood School Land Use Elementary School (ITE 520) Middle School/Jr High School (ITE 522)

Rate

1,556

2,279

900 900 1,800

Units students students SF

0.50

Mode Split Internal Trips 0% 25% 0% 10%

Intensity 30,000

900

Rate 0.45 0.54

AM 50% 0%

Out 37% 42% 42% 33% 37% 42% 42% 33% 804 52% 51% 231

Rate 561 97 38 53 41 7 3 4

9.52 7.50 7.50 5.81 9.52 7.50 7.50 5.81

160 71

103.50 1.46

1,035

Daily In 50% 7,211 50% 1,110 50% 439 50% 892 50% 528 50% 83 50% 34 50% 64 10,361 20,722 50% 1,553 50% 655 2,208 4,416 12,569

2,591

AM Peak Hour In Out 55% 223 45% 182 55% 267 45% 219 55% 490 45% 401 891

Pass-by PM 50% 0%

PM Peak Hour In 63% 954 58% 134 58% 53 67% 107 63% 70 58% 10 58% 4 67% 8 1,340 2,144 48% 147 49% 69 216 447

Rate 0.15 0.16 0.16

PM Peak Hour In Out 49% 66 51% 69 49% 71 51% 73 49% 137 51% 142 279

Out 50% 7,211 50% 1,110 50% 439 50% 892 50% 528 50% 83 50% 34 50% 64 10,361 50% 50% 2,208

1,553 655

12,569 25,138

Daily Rate 1.29 1.62 1.46

In 50% 50% 50%

Out 581 729 1,310

50% 50% 50%

581 729 1,310

2,620

Daily 50% 0%

AM Peak Hour In Out 93 76 0 0 38 38 14 10 41 28 245 201 0 0 0 0 25 20 220 181 338 277 0 0 38 38 39 30 261 209

PM Peak Hour In Out 147 160 0 0 74 74 18 22 55 64 69 71 0 0 0 0 7 7 62 64 216 231 0 0 74 74 25 29 117 128

Daily

AM Peak Hour In Out 284 852 0 0 21 26 263 826 50 149 0 0 4 5 46 144 20 59 0 0 1 2 19 57 23 112 0 0 2 3 21 109 21 62 0 0 2 2 19 60 4 11 0 0 0 0 4 11 2 5 0 0 0 0 2 5 2 8 0 0 0 0 2 8 406 1,258 0 0 30 39 376 1,219 7% 3% 4%

PM Peak Hour In Out 954 561 0 0 21 17 933 544 134 97 0 0 3 3 131 94 53 38 0 0 1 1 52 37 107 53 0 0 2 2 105 51 70 41 0 0 2 1 68 40 10 7 0 0 0 0 10 7 4 3 0 0 0 0 4 3 8 4 0 0 0 0 8 4 1,340 804 0 0 29 25 1,311 779 2% 3% 3%

Daily In Out 7,211 7,211 0 0 181 181 7,030 7,030 1,110 1,110 0 0 28 28 1,082 1,082 439 439 0 0 11 11 428 428 892 892 0 0 22 22 870 870 528 528 0 0 13 13 515 515 83 83 0 0 2 2 81 81 34 34 0 0 1 1 33 33 64 64 0 0 2 2 62 62 10,361 10,361 0 0 260 260 10,101 10,101 3% 3% 3%

744 0 38 69 637

1,556 0 74 54 1,428

12,569 12,569 0 0 777 777 520 520 11,272 11,272 22,544

In 1,553 0 777 194 582 655 0 0 66 589 2,208 0 777 260 1,171

Out 1,553 0 777 194 582 655 0 0 66 589 2,208 0 777 260 1,171

Residential Trip Generation Land Use (ITE LUC) Residential - Single Mode Split Internal NBHD Trips Net External Trips Residential - SO Mode Split Internal NBHD Trips Net External Trips Residential - Rowhousing Mode Split Internal NBHD Trips Net External Trips Residential - Low Rise Apartment Mode Split Internal NBHD Trips Net External Trips Special Study Area - Single Mode Split Internal NBHD Trips Net External Trips Special Study Area - SO Mode Split Internal NBHD Trips Net External Trips Special Study Area - Rowhousing Mode Split Internal NBHD Trips Net External Trips Special Study Area - Low Rise Apartment Mode Split Internal NBHD Trips Net External Trips Total Gross Trips Total Mode Split Total Internal NBHD Trips Total External NBHD Trips % Internal Trips By Directions % Total Internal Trips Total External NBHD Trips Total Gross Trips Total Mode Split Total Pass-by Total Internal NBHD Trips Total External NBHD Trips

Intensity 1,515 0%

296 0%

117 0%

307 0%

111 0%

22 0%

9 0%

22 0%

1,535 0 38 69 1,428 2,065

1,035 0 74 54 907 2,335

230 of 873


APPENDIX D City of Edmonton Origin-Destination

231 of 873


232 of 873


Table 7: 2047 AM Peak Period (Percentage for Origin Trips) DESTINATION SECTOR Sector 1

ORIGIN SECTOR

CBD

Sector 2

Sector 3

Sector 4

Sector 5

Sector 6

University

CBD Fringe

NW Inner

NE Inner

SE Inner

Sector 7

Sector 8

Sector 9

Sector 10

Sector 11

Sector 12

Sector 13

Sector 14

Sector 15

Sector 16

Sector 17

Sector 18

Sector 19

Sherwood Park

St. Albert

Strathcona County

Leduc County

Parkland County

Sturgeon County

Sum

SW Inner

West Inner

NW Suburb

NE Suburb

SE Suburb

SW Suburb

West Suburb

Sector 1

CBD

15.0%

4.1%

14.9%

7.2%

6.2%

5.9%

5.1%

3.8%

9.6%

4.4%

11.5%

3.5%

2.8%

2.2%

1.4%

0.4%

0.9%

0.5%

0.5%

100.0%

Sector 2

University

7.2%

13.5%

7.3%

4.6%

2.9%

6.6%

10.0%

3.5%

9.6%

2.6%

16.5%

6.9%

3.6%

1.6%

1.2%

0.3%

1.2%

0.6%

0.3%

100.0%

Sector 3

CBD Fringe

10.0%

3.2%

15.6%

9.9%

6.6%

4.5%

3.4%

3.8%

16.1%

4.9%

10.9%

2.7%

2.4%

1.6%

1.6%

0.5%

1.0%

0.7%

0.6%

100.0%

Sector 4

NW Inner

7.3%

4.0%

9.2%

15.3%

6.8%

3.5%

2.0%

3.5%

19.9%

7.6%

10.7%

1.7%

2.0%

1.4%

2.2%

0.6%

0.6%

0.8%

0.9%

100.0%

Sector 5

NE Inner

5.3%

1.8%

5.5%

8.4%

15.5%

4.5%

1.8%

1.6%

13.6%

17.2%

13.2%

1.5%

1.4%

2.3%

1.5%

1.0%

0.7%

0.6%

2.6%

100.0%

Sector 6

SE Inner

9.7%

5.5%

5.2%

3.5%

4.6%

16.1%

3.5%

1.6%

6.3%

4.1%

29.1%

2.4%

1.4%

2.6%

0.7%

0.5%

2.4%

0.4%

0.4%

100.0%

Sector 7

SW Inner

7.9%

10.0%

4.8%

2.7%

1.7%

3.6%

16.5%

1.9%

8.0%

2.2%

20.7%

11.6%

2.1%

1.8%

0.8%

0.4%

2.1%

0.7%

0.3%

100.0%

Sector 8

West Inner

8.0%

4.7%

6.4%

5.4%

2.3%

2.1%

2.7%

16.9%

19.7%

3.1%

9.5%

3.9%

9.4%

0.9%

1.9%

0.4%

1.2%

1.1%

0.5%

100.0%

Sector 9

NW Suburb

4.4%

2.9%

4.9%

8.2%

4.7%

2.4%

1.4%

3.2%

33.0%

8.8%

8.9%

2.1%

4.4%

1.3%

4.4%

0.7%

0.7%

2.0%

1.6%

100.0%

Sector 10

NE Suburb

2.9%

1.1%

2.9%

5.2%

9.2%

2.9%

1.1%

1.1%

11.9%

35.7%

12.0%

1.3%

1.2%

2.4%

1.8%

1.9%

0.8%

0.6%

4.2%

100.0%

Sector 11

SE Suburb

3.9%

2.7%

1.9%

1.4%

1.5%

5.1%

2.9%

1.0%

4.0%

3.2%

54.5%

6.0%

1.6%

2.4%

0.5%

0.6%

6.0%

0.4%

0.3%

100.0%

Sector 12

SW Suburb

5.2%

5.6%

3.2%

1.9%

1.1%

1.8%

5.8%

1.6%

8.8%

2.4%

16.7%

34.6%

2.6%

1.4%

1.0%

0.5%

4.5%

1.0%

0.4%

100.0%

Sector 13

West Suburb

5.2%

3.5%

3.6%

3.1%

1.4%

1.6%

2.6%

7.7%

18.3%

3.1%

11.1%

6.8%

24.2%

0.8%

1.9%

0.4%

1.8%

2.1%

0.6%

100.0%

Sector 14

Sherwood Park

5.2%

1.5%

3.3%

2.7%

2.6%

3.4%

1.7%

0.8%

6.1%

8.3%

17.1%

2.0%

1.0%

34.6%

0.8%

6.4%

1.2%

0.4%

0.8%

100.0%

Sector 15

St. Albert

6.2%

1.5%

3.6%

3.9%

2.0%

1.2%

1.0%

2.0%

23.5%

5.9%

5.2%

1.9%

2.8%

0.8%

33.8%

0.7%

0.8%

1.2%

2.1%

100.0%

Sector 16

Strathcona County

2.3%

0.9%

1.5%

1.9%

1.6%

1.7%

0.8%

0.4%

3.1%

14.6%

9.3%

1.0%

0.5%

12.9%

0.6%

44.9%

0.5%

0.2%

1.4%

100.0%

Sector 17

Leduc County

1.9%

1.4%

1.5%

0.8%

0.6%

1.3%

1.8%

0.7%

2.9%

1.3%

16.2%

8.3%

1.7%

1.1%

0.3%

0.3%

57.1%

0.7%

0.1%

100.0%

Sector 18

Parkland County

3.1%

1.9%

2.8%

3.1%

1.2%

1.0%

1.3%

1.5%

18.8%

2.7%

5.6%

3.1%

3.5%

0.5%

2.2%

0.2%

1.3%

45.6%

0.5%

100.0%

Sector 19

Sturgeon County

2.4%

1.2%

2.6%

4.0%

2.5%

0.8%

0.5%

1.0%

14.6%

16.4%

3.5%

0.9%

1.4%

1.4%

7.4%

2.3%

0.3%

1.0%

35.8%

100.0%

Table 9: 2047 PM Peak Period (Percentage for Origin Trips) DESTINATION SECTOR Sector 1

Sector 2

Sector 3

Sector 4

Sector 5

Sector 6

Sector 7

Sector 8

Sector 9

Sector 10

Sector 11

Sector 12

Sector 13

Sector 14

Sector 15

Sector 16

Sector 17

Sector 18

Sector 19

ORIGIN SECTOR

CBD

University

CBD Fringe

NW Inner

NE Inner

SE Inner

SW Inner

West Inner

NW Suburb

NE Suburb

SE Suburb

SW Suburb

West Suburb

Sherwood Park

St. Albert

Strathcona County

Leduc County

Parkland County

Sturgeon County

Sum

Sector 1

CBD

9.3%

2.2%

10.1%

7.3%

6.1%

6.7%

5.7%

5.5%

5.3%

4.9%

8.9%

9.4%

7.4%

4.0%

3.8%

0.9%

0.8%

1.1%

0.6%

100.0%

Sector 2

University

3.2%

7.9%

4.0%

5.1%

3.1%

6.5%

12.7%

4.6%

5.7%

2.8%

11.1%

17.7%

7.3%

2.1%

1.7%

0.6%

1.5%

1.8%

0.6%

100.0%

Sector 3

CBD Fringe

6.1%

2.1%

18.3%

11.1%

8.4%

4.9%

3.6%

4.9%

7.1%

6.4%

6.0%

5.5%

5.3%

2.7%

2.8%

0.8%

0.9%

1.9%

1.1%

100.0%

Sector 4

NW Inner

3.1%

1.2%

6.9%

21.5%

10.9%

3.2%

1.8%

4.0%

14.6%

9.6%

4.6%

3.2%

4.3%

2.5%

3.4%

0.8%

0.5%

2.1%

1.8%

100.0%

Sector 5

NE Inner

2.2%

1.0%

4.4%

9.2%

26.5%

3.8%

1.3%

1.5%

8.2%

23.6%

4.8%

1.9%

2.1%

3.1%

2.0%

1.1%

0.4%

1.0%

1.9%

100.0%

Sector 6

SE Inner

3.1%

2.6%

4.1%

4.3%

6.8%

22.3%

4.3%

1.9%

3.8%

6.5%

22.5%

4.9%

2.9%

5.2%

1.1%

1.1%

1.4%

0.8%

0.5%

100.0%

Sector 7

SW Inner

2.2%

3.8%

3.0%

2.2%

2.1%

4.4%

24.9%

2.2%

2.5%

2.1%

18.1%

20.4%

4.5%

2.4%

0.9%

0.6%

2.2%

1.2%

0.3%

100.0%

Sector 8

West Inner

2.6%

1.3%

4.3%

5.5%

2.6%

1.5%

2.5%

23.6%

10.2%

2.7%

4.0%

5.8%

24.2%

1.1%

3.2%

0.3%

0.9%

2.8%

0.8%

100.0%

Sector 9

NW Suburb

1.1%

0.8%

2.7%

8.0%

5.4%

1.9%

1.5%

4.7%

25.7%

7.9%

4.7%

5.6%

10.4%

1.9%

7.8%

0.6%

0.8%

5.4%

3.2%

100.0%

Sector 10

NE Suburb

0.7%

0.4%

1.3%

3.8%

12.2%

1.7%

0.7%

0.7%

6.1%

48.9%

4.3%

1.9%

1.8%

3.7%

2.3%

3.8%

0.4%

0.9%

4.4%

100.0%

Sector 11

SE Suburb

0.8%

1.0%

1.2%

1.9%

2.6%

5.6%

4.5%

1.2%

2.3%

4.3%

50.2%

9.9%

3.3%

4.0%

0.8%

1.2%

4.1%

0.8%

0.4%

100.0%

Sector 12

SW Suburb

0.7%

1.2%

1.0%

0.9%

0.7%

1.2%

7.8%

1.4%

1.9%

1.0%

13.3%

57.0%

4.8%

1.1%

0.7%

0.3%

3.9%

1.0%

0.2%

100.0%

Sector 13

West Suburb

1.1%

0.7%

1.6%

2.3%

1.4%

0.8%

2.0%

9.3%

9.2%

1.9%

4.1%

6.4%

49.3%

0.8%

2.6%

0.2%

1.3%

4.3%

0.7%

100.0%

Sector 14

Sherwood Park

0.6%

0.4%

1.1%

1.5%

2.9%

2.9%

1.3%

0.5%

1.8%

5.5%

9.2%

2.6%

1.1%

57.3%

0.6%

9.1%

0.9%

0.3%

0.5%

100.0%

Sector 15

St. Albert

0.5%

0.3%

1.3%

3.1%

2.1%

0.6%

0.6%

1.8%

11.1%

4.2%

1.5%

2.3%

4.6%

0.7%

56.6%

0.4%

0.3%

2.2%

5.7%

100.0%

Sector 16

Strathcona County

0.4%

0.2%

0.5%

0.8%

1.5%

0.7%

0.5%

0.3%

1.5%

6.9%

3.4%

1.2%

0.7%

12.2%

0.7%

66.4%

0.4%

0.2%

1.6%

100.0%

Sector 17

Leduc County

0.7%

0.4%

0.6%

0.5%

0.6%

0.9%

1.8%

0.7%

1.0%

1.1%

12.2%

10.1%

2.4%

1.0%

0.5%

0.3%

63.8%

1.1%

0.1%

100.0%

Sector 18

Parkland County

0.5%

0.3%

0.7%

1.0%

0.7%

0.3%

0.7%

1.0%

4.2%

1.1%

1.6%

2.3%

4.9%

0.3%

1.3%

0.1%

0.8%

77.5%

0.6%

100.0%

Sector 19

Sturgeon County

0.5%

0.3%

0.9%

1.8%

5.2%

0.5%

0.4%

0.7%

5.1%

17.3%

1.8%

1.4%

2.0%

1.9%

8.7%

2.7%

0.2%

1.1%

47.4%

100.0%

Sector 13 West Suburb

Sector 14 Sherwood Park

Sector 15

Sector 16 Strathcona County

Sector 17 Leduc County

Sector 18 Parkland County

Sector 19 Sturgeon County

Table 11: 2047 Daily (Percentage for Origin Trips) DESTINATION SECTOR ORIGIN SECTOR

Sector 1

Sector 2

Sector 3

Sector 4

Sector 5

Sector 6

Sector 7

Sector 8

Sector 9

Sector 10

Sector 11

Sector 12

CBD

University

CBD Fringe

NW Inner

NE Inner

SE Inner

SW Inner

West Inner

NW Suburb

NE Suburb

SE Suburb

SW Suburb

St. Albert

Sum

Sector 1

CBD

11.3%

2.7%

13.3%

8.6%

6.9%

6.6%

6.4%

4.6%

6.4%

4.7%

8.8%

6.2%

5.6%

3.0%

2.4%

0.5%

0.7%

0.8%

0.5%

100.0%

Sector 2

University

3.7%

9.0%

4.7%

4.8%

3.3%

7.1%

14.0%

4.1%

6.3%

2.7%

12.9%

13.7%

6.4%

1.8%

1.6%

0.5%

1.4%

1.4%

0.5%

100.0%

Sector 3

CBD Fringe

6.8%

2.3%

20.9%

12.0%

8.3%

4.9%

4.1%

4.7%

8.8%

5.5%

6.5%

4.0%

4.5%

1.8%

2.1%

0.4%

0.6%

0.9%

0.7%

100.0%

Sector 4

NW Inner

3.8%

1.8%

7.4%

22.9%

10.4%

3.1%

2.0%

3.8%

17.1%

8.5%

5.1%

2.3%

3.5%

1.9%

2.9%

0.5%

0.4%

1.2%

1.2%

100.0%

Sector 5

NE Inner

2.8%

1.2%

4.4%

9.6%

25.9%

4.0%

1.5%

1.4%

9.6%

22.8%

6.2%

1.3%

1.7%

2.5%

1.7%

0.8%

0.4%

0.5%

1.6%

100.0%

Sector 6

SE Inner

4.5%

3.3%

4.5%

4.1%

6.3%

23.2%

4.9%

1.8%

3.9%

5.2%

24.8%

3.6%

2.4%

4.1%

0.8%

0.6%

1.3%

0.4%

0.3%

100.0%

Sector 7

SW Inner

2.9%

4.6%

3.2%

2.3%

1.8%

4.4%

27.1%

1.9%

3.3%

1.5%

19.4%

18.8%

3.5%

1.9%

0.6%

0.4%

1.5%

0.7%

0.2%

100.0%

Sector 8

West Inner

3.7%

2.1%

4.8%

5.9%

2.3%

1.7%

2.8%

22.8%

13.4%

2.2%

5.2%

4.7%

22.1%

0.8%

2.6%

0.2%

0.7%

1.5%

0.5%

100.0%

Sector 9

NW Suburb

1.6%

1.1%

2.8%

9.0%

5.4%

1.7%

1.4%

4.4%

33.6%

7.6%

4.2%

3.5%

9.5%

1.4%

6.5%

0.4%

0.5%

3.4%

2.1%

100.0%

Sector 10

NE Suburb

1.2%

0.6%

1.7%

4.3%

12.3%

1.9%

0.7%

0.7%

7.5%

50.4%

5.4%

1.1%

1.3%

2.7%

1.9%

2.4%

0.3%

0.5%

3.4%

100.0%

Sector 11

SE Suburb

1.2%

1.3%

1.2%

1.4%

2.0%

5.4%

4.8%

0.9%

2.0%

3.1%

57.2%

8.2%

2.4%

3.2%

0.5%

0.7%

3.8%

0.4%

0.2%

100.0%

Sector 12

SW Suburb

1.8%

2.4%

1.5%

1.2%

0.7%

1.3%

8.3%

1.4%

3.5%

1.0%

14.3%

53.0%

3.8%

0.9%

0.6%

0.2%

3.2%

0.7%

0.2%

100.0%

Sector 13

West Suburb

2.0%

1.4%

2.0%

2.5%

1.2%

1.0%

2.3%

9.1%

12.1%

1.7%

5.6%

6.1%

46.2%

0.6%

2.1%

0.2%

1.0%

2.6%

0.5%

100.0%

Sector 14

Sherwood Park

1.4%

0.6%

1.4%

1.6%

2.5%

2.8%

1.3%

0.5%

2.4%

5.2%

9.9%

1.6%

0.8%

59.6%

0.5%

6.6%

0.6%

0.2%

0.4%

100.0%

Sector 15

St. Albert

1.5%

0.5%

1.7%

3.2%

1.9%

0.7%

0.6%

1.8%

13.6%

3.7%

1.8%

1.4%

3.7%

0.5%

57.8%

0.3%

0.3%

1.2%

3.8%

100.0%

Sector 16

Strathcona County

0.7%

0.3%

0.6%

1.0%

1.3%

0.9%

0.6%

0.3%

1.6%

8.1%

4.6%

0.8%

0.5%

12.6%

0.5%

63.9%

0.4%

0.1%

1.2%

100.0%

Sector 17

Leduc County

0.9%

0.6%

0.8%

0.6%

0.4%

1.0%

1.9%

0.6%

1.3%

0.8%

14.0%

8.3%

1.9%

0.8%

0.3%

0.2%

64.9%

0.7%

0.1%

100.0%

Sector 18

Parkland County

1.0%

0.6%

1.0%

1.3%

0.7%

0.4%

0.8%

1.1%

7.2%

1.1%

2.2%

1.9%

4.4%

0.3%

1.3%

0.1%

0.7%

73.4%

0.4%

100.0%

Sector 19

Sturgeon County

1.1%

0.5%

1.4%

2.6%

3.7%

0.6%

0.4%

0.8%

8.4%

15.0%

1.9%

0.8%

1.8%

1.6%

10.2%

2.4%

0.2%

0.9%

45.6%

100.0%

233 of 873


Table 8: 2047 AM Peak Period (Percentage for Destination Trips) DESTINATION SECTOR Sector 1

Sector 2

Sector 3

Sector 4

Sector 5

Sector 6

Sector 7

ORIGIN SECTOR

CBD

University

CBD Fringe

NW Inner

NE Inner

SE Inner

SW Inner

Sector 1

CBD

3.7%

1.6%

4.6%

2.1%

2.1%

2.2%

2.1%

1.8%

1.0%

0.6%

0.8%

Sector 2

University

1.2%

3.7%

1.5%

0.9%

0.7%

1.7%

2.9%

1.2%

0.7%

0.3%

0.8%

Sector 3

CBD Fringe

5.3%

2.6%

10.1%

6.2%

4.7%

3.6%

3.0%

3.9%

3.4%

1.5%

Sector 4

NW Inner

5.9%

5.1%

9.3%

14.8%

7.5%

4.3%

2.7%

5.6%

6.5%

3.6%

Sector 5

NE Inner

5.4%

2.9%

6.9%

10.0%

21.1%

7.0%

3.0%

3.2%

5.5%

Sector 6

SE Inner

6.6%

5.9%

4.4%

2.9%

4.3%

16.7%

4.0%

2.1%

Sector 7

SW Inner

4.7%

9.4%

3.6%

1.9%

1.4%

3.2%

16.5%

Sector 8

West Inner

5.0%

4.7%

5.0%

4.1%

1.9%

2.0%

Sector 9

NW Suburb

5.5%

5.8%

7.6%

12.3%

8.0%

4.6%

Sector 10

NE Suburb

5.6%

3.3%

7.0%

12.0%

24.1%

Sector 11

SE Suburb

11.2%

12.3%

6.8%

4.9%

5.7%

Sector 12

SW Suburb

13.0%

22.4%

9.8%

5.8%

3.6%

Sector 13

West Suburb

8.0%

8.5%

7.0%

5.7%

Sector 14

Sherwood Park

5.4%

2.6%

4.2%

Sector 15

St. Albert

5.7%

2.1%

Sector 16

Strathcona County

1.5%

Sector 17

Leduc County

Sector 18

Parkland County

Sector 19

Sturgeon County Sum

Sector 8

Sector 9

Sector 10

Sector 13

Sector 14

Sector 15

Sector 16

Sector 17

Sector 18

Sector 19

West Suburb

Sherwood Park

St. Albert

Strathcona County

Leduc County

Parkland County

Sturgeon County

0.6%

0.9%

0.7%

0.6%

0.2%

0.2%

0.2%

0.3%

0.8%

0.8%

0.4%

0.3%

0.1%

0.2%

0.2%

0.1%

1.5%

0.9%

1.6%

1.1%

1.3%

0.5%

0.5%

0.6%

0.8%

2.3%

0.9%

2.1%

1.5%

2.9%

0.9%

0.5%

1.1%

1.7%

10.2%

3.6%

1.0%

1.7%

3.2%

2.5%

1.9%

0.8%

1.0%

6.2%

1.7%

1.6%

5.3%

1.1%

1.2%

2.4%

0.8%

0.7%

1.6%

0.4%

0.6%

2.2%

1.9%

0.8%

3.3%

4.5%

1.6%

1.4%

0.7%

0.5%

1.3%

0.7%

0.4%

2.9%

20.7%

5.0%

1.1%

1.6%

1.6%

7.4%

0.8%

1.9%

0.5%

0.7%

1.2%

0.8%

2.9%

7.9%

16.6%

6.4%

3.0%

1.7%

6.9%

2.1%

9.0%

1.8%

0.9%

4.0%

4.7%

8.5%

3.6%

4.0%

9.3%

40.7%

6.3%

1.7%

2.9%

6.3%

5.6%

7.3%

1.5%

1.8%

19.7%

22.4%

14.0%

5.5%

4.6%

5.3%

41.8%

11.2%

5.6%

9.2%

2.2%

3.6%

17.4%

2.1%

2.4%

7.0%

24.5%

7.9%

8.9%

3.5%

11.3%

56.7%

8.2%

4.6%

3.9%

2.4%

11.5%

3.9%

2.5%

3.0%

3.9%

6.7%

23.0%

11.3%

2.8%

4.6%

6.9%

47.0%

1.7%

4.8%

1.3%

2.9%

5.4%

2.2%

3.4%

3.8%

5.5%

3.0%

1.7%

2.6%

5.1%

4.8%

1.4%

1.3%

48.8%

1.4%

13.3%

1.3%

0.7%

2.1%

4.1%

4.3%

2.4%

1.7%

1.6%

3.6%

8.7%

3.2%

1.3%

1.1%

3.2%

1.0%

50.7%

1.2%

0.7%

1.8%

4.5%

0.9%

1.2%

1.5%

1.5%

1.7%

0.9%

0.5%

0.8%

5.8%

1.7%

0.5%

0.4%

11.6%

0.7%

60.2%

0.4%

0.2%

2.3%

1.8%

2.1%

1.8%

0.9%

0.8%

2.0%

2.9%

1.4%

1.1%

0.7%

4.2%

5.2%

2.1%

1.5%

0.5%

0.5%

56.0%

1.2%

0.3%

3.0%

2.9%

3.4%

3.6%

1.6%

1.4%

2.1%

2.8%

7.3%

1.6%

1.5%

2.0%

4.3%

0.7%

3.5%

0.4%

1.3%

72.7%

1.2%

1.3%

1.1%

1.8%

2.7%

1.9%

0.7%

0.5%

1.1%

3.2%

5.3%

0.5%

0.3%

1.0%

1.0%

6.7%

2.6%

0.2%

0.9%

47.2%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

Sector 8

Sector 9

Sector 12

Sector 13

Sector 14

Sector 15

Sector 16

Sector 17

Sector 18

Sector 19

West Suburb

Sherwood Park

St. Albert

Strathcona County

Leduc County

Parkland County

Sturgeon County

West Inner NW Suburb NE Suburb

Sector 11

Sector 12

SE Suburb SW Suburb

Table 10: 2047 PM Peak Period (Percentage for Destination Trips) DESTINATION SECTOR

ORIGIN SECTOR

Sector 1

Sector 2

Sector 3

Sector 4

Sector 5

Sector 6

Sector 7

CBD

University

CBD Fringe

NW Inner

NE Inner

SE Inner

SW Inner

Sector 10

West Inner NW Suburb NE Suburb

Sector 11

SE Suburb SW Suburb

Sector 1

CBD

19.4%

6.2%

11.9%

5.5%

4.0%

6.5%

4.9%

5.9%

2.4%

1.8%

2.0%

2.9%

3.2%

2.7%

2.8%

1.0%

0.6%

0.8%

0.9%

Sector 2

University

4.3%

14.3%

3.0%

2.5%

1.3%

4.1%

7.0%

3.2%

1.7%

0.6%

1.6%

3.5%

2.1%

0.9%

0.8%

0.4%

0.7%

0.8%

0.5%

Sector 3

CBD Fringe

12.3%

5.7%

20.9%

8.1%

5.3%

4.6%

3.0%

5.2%

3.2%

2.2%

1.3%

1.6%

2.3%

1.7%

2.0%

0.8%

0.6%

1.3%

1.5%

Sector 4

NW Inner

8.0%

4.4%

10.3%

20.5%

8.9%

3.9%

1.9%

5.5%

8.4%

4.3%

1.3%

1.2%

2.4%

2.1%

3.1%

1.1%

0.5%

1.9%

3.2%

Sector 5

NE Inner

5.9%

3.6%

6.6%

8.9%

22.0%

4.7%

1.4%

2.1%

4.8%

10.8%

1.4%

0.7%

1.2%

2.6%

1.9%

1.6%

0.4%

0.9%

3.5%

Sector 6

SE Inner

6.0%

6.9%

4.5%

3.1%

4.1%

20.2%

3.5%

1.9%

1.6%

2.2%

4.7%

1.4%

1.2%

3.2%

0.8%

1.1%

1.0%

0.6%

0.7%

Sector 7

SW Inner

5.3%

12.3%

4.1%

1.9%

1.6%

5.0%

24.7%

2.8%

1.3%

0.9%

4.7%

7.2%

2.3%

1.8%

0.8%

0.8%

1.9%

1.0%

0.5%

Sector 8

West Inner

4.2%

2.9%

4.0%

3.3%

1.3%

1.2%

1.7%

19.9%

3.7%

0.8%

0.7%

1.4%

8.3%

0.6%

1.8%

0.3%

0.6%

1.6%

0.9%

Sector 9

NW Suburb

7.6%

7.1%

10.2%

19.4%

11.3%

5.8%

4.1%

16.5%

38.3%

9.1%

3.4%

5.5%

14.8%

4.0%

18.6%

2.1%

1.8%

12.6%

14.4%

Sector 10

NE Suburb

3.7%

3.0%

4.1%

7.6%

20.9%

4.4%

1.5%

2.1%

7.4%

46.3%

2.5%

1.5%

2.1%

6.5%

4.5%

10.9%

0.8%

1.7%

16.2%

Sector 11

SE Suburb

8.2%

15.2%

7.7%

7.5%

8.9%

28.6%

20.2%

6.9%

5.5%

8.1%

59.0%

15.9%

7.6%

13.8%

3.1%

6.7%

16.0%

3.1%

2.8%

Sector 12

SW Suburb

3.8%

9.3%

3.1%

1.8%

1.1%

3.0%

17.8%

4.0%

2.3%

0.9%

7.9%

46.4%

5.6%

2.0%

1.4%

0.9%

7.7%

2.0%

0.7%

Sector 13

West Suburb

4.2%

3.7%

3.5%

3.1%

1.6%

1.4%

3.1%

18.2%

7.7%

1.2%

1.7%

3.5%

39.4%

0.9%

3.5%

0.5%

1.7%

5.5%

1.8%

Sector 14

Sherwood Park

1.6%

1.3%

1.6%

1.4%

2.4%

3.5%

1.5%

0.7%

1.0%

2.5%

2.6%

1.0%

0.6%

48.4%

0.6%

12.4%

0.9%

0.3%

0.9%

Sector 15

St. Albert

1.1%

1.1%

1.7%

2.7%

1.6%

0.7%

0.6%

2.3%

5.9%

1.7%

0.4%

0.8%

2.3%

0.5%

48.3%

0.5%

0.3%

1.8%

9.3%

Sector 16

Strathcona County

0.6%

0.4%

0.4%

0.5%

0.8%

0.5%

0.3%

0.2%

0.5%

2.0%

0.6%

0.3%

0.3%

6.4%

0.4%

56.7%

0.3%

0.1%

1.8%

Sector 17

Leduc County

1.8%

1.5%

1.0%

0.5%

0.5%

1.2%

2.0%

1.0%

0.6%

0.5%

3.6%

4.1%

1.4%

0.9%

0.5%

0.5%

63.4%

1.0%

0.2%

Sector 18

Parkland County

1.2%

0.9%

0.9%

0.8%

0.5%

0.4%

0.6%

1.3%

2.2%

0.4%

0.4%

0.8%

2.4%

0.3%

1.1%

0.1%

0.7%

62.5%

1.0%

Sector 19

Sturgeon County

0.7%

0.4%

0.6%

0.8%

2.0%

0.3%

0.2%

0.5%

1.4%

3.7%

0.2%

0.3%

0.5%

0.8%

3.8%

1.7%

0.1%

0.5%

39.3%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

Sector 8

Sector 9

Sector 12

Sector 13 West Suburb

Sector 14 Sherwood Park

Sector 15

Sector 16 Strathcona County

Sector 17 Leduc County

Sector 18 Parkland County

Sector 19 Sturgeon County

Sum

Table 12: 2047 Daily (Percentage for Destination Trips) DESTINATION SECTOR ORIGIN SECTOR

Sector 1

Sector 2

Sector 3

Sector 4

Sector 5

Sector 6

Sector 7

Sector 10

CBD

University

CBD Fringe

NW Inner

NE Inner

SE Inner

SW Inner

10.7%

4.8%

3.5%

4.9%

3.8%

4.0%

1.8%

1.3%

1.4%

1.6%

2.1%

1.5%

1.4%

0.5%

0.4%

0.5%

0.7%

West Inner NW Suburb NE Suburb

Sector 11

SE Suburb SW Suburb

St. Albert

Sector 1

CBD

12.6%

4.3%

Sector 2

University

2.9%

9.7%

2.6%

1.8%

1.2%

3.6%

5.8%

2.5%

1.2%

0.5%

1.4%

2.4%

1.6%

0.6%

0.6%

0.3%

0.6%

0.6%

0.5%

Sector 3

CBD Fringe

9.2%

4.3%

20.2%

8.0%

5.2%

4.4%

3.0%

4.9%

3.0%

1.9%

1.2%

1.2%

1.9%

1.1%

1.5%

0.5%

0.4%

0.7%

1.1%

Sector 4

NW Inner

7.4%

4.8%

10.2%

21.7%

9.3%

3.9%

2.1%

5.7%

8.4%

4.1%

1.4%

1.0%

2.2%

1.6%

2.9%

0.8%

0.4%

1.2%

2.7%

Sector 5

NE Inner

5.9%

3.4%

6.6%

9.8%

24.8%

5.6%

1.7%

2.3%

5.1%

12.0%

1.8%

0.6%

1.2%

2.3%

1.8%

1.3%

0.4%

0.6%

3.9%

Sector 6

SE Inner

6.5%

6.6%

4.6%

2.9%

4.2%

22.1%

3.7%

2.0%

1.4%

1.9%

5.0%

1.2%

1.1%

2.6%

0.6%

0.7%

1.0%

0.3%

0.6%

Sector 7

SW Inner

5.1%

11.4%

4.0%

2.0%

1.5%

5.0%

25.3%

2.6%

1.5%

0.7%

4.7%

7.4%

2.0%

1.5%

0.6%

0.6%

1.4%

0.6%

0.4%

Sector 8

West Inner

4.8%

3.8%

4.5%

3.7%

1.4%

1.5%

1.9%

22.5%

4.4%

0.7%

0.9%

1.4%

9.2%

0.4%

1.7%

0.2%

0.5%

1.0%

0.8%

Sector 9

NW Suburb

6.2%

5.9%

7.8%

17.2%

9.7%

4.3%

2.9%

13.2%

33.3%

7.5%

2.3%

3.0%

12.0%

2.4%

12.6%

1.4%

1.0%

7.1%

9.6%

Sector 10

NE Suburb

4.7%

3.1%

4.7%

8.2%

22.0%

4.9%

1.5%

2.1%

7.4%

49.5%

2.9%

0.9%

1.6%

4.7%

3.7%

7.5%

0.7%

1.0%

15.2%

Sector 11

SE Suburb

8.9%

13.0%

6.1%

5.0%

6.5%

25.6%

18.3%

5.2%

3.6%

5.6%

56.7%

13.3%

5.5%

10.3%

1.7%

4.2%

14.4%

1.7%

1.9%

Sector 12

SW Suburb

8.2%

15.6%

5.0%

2.7%

1.4%

4.1%

20.6%

4.8%

4.1%

1.2%

9.2%

55.5%

5.8%

1.9%

1.4%

0.9%

7.8%

1.7%

0.9%

Sector 13

West Suburb

6.0%

6.1%

4.4%

3.7%

1.7%

2.1%

3.8%

21.4%

9.5%

1.3%

2.4%

4.2%

46.1%

0.8%

3.3%

0.5%

1.7%

4.3%

1.7%

Sector 14

Sherwood Park

3.1%

1.8%

2.2%

1.8%

2.6%

4.2%

1.6%

0.8%

1.4%

2.9%

3.1%

0.8%

0.6%

59.2%

0.6%

12.2%

0.8%

0.3%

1.0%

Sector 15

St. Albert

3.1%

1.5%

2.4%

3.2%

1.7%

0.9%

0.7%

2.8%

7.1%

1.9%

0.5%

0.7%

2.4%

0.5%

59.3%

0.5%

0.3%

1.3%

8.8%

Sector 16

Strathcona County

0.9%

0.5%

0.6%

0.6%

0.8%

0.7%

0.4%

0.2%

0.5%

2.6%

0.8%

0.2%

0.2%

7.0%

0.3%

65.5%

0.2%

0.1%

1.7%

Sector 17

Leduc County

1.7%

1.7%

1.1%

0.5%

0.4%

1.3%

1.9%

0.8%

0.7%

0.4%

3.7%

3.6%

1.2%

0.7%

0.3%

0.4%

67.2%

0.8%

0.2%

Sector 18

Parkland County

1.8%

1.6%

1.4%

1.3%

0.6%

0.5%

0.8%

1.6%

3.5%

0.5%

0.6%

0.8%

2.7%

0.2%

1.3%

0.1%

0.7%

75.9%

1.0%

Sector 19

Sturgeon County

1.0%

0.6%

0.9%

1.2%

1.6%

0.4%

0.2%

0.6%

1.9%

3.4%

0.2%

0.2%

0.5%

0.6%

4.7%

1.8%

0.1%

0.4%

47.7%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

100.0%

Sum

234 of 873


APPENDIX E Background Traffic Reference Materials

235 of 873


236 of 873


GOLF COURSE RD.

BOUNDARY RD.

HIGHWAY 779

GLORY HILLS RD.

ROSENTHAL RD.

HIGHWAY 16A

HIGHWAY 16A

TIONAL IAN NA CANAD AY RAILW

BOUNDARY RD.

TIONAL IAN NA CANAD AY W IL A R

TRANSPORTATION STUDY

Date: May, 2010

TOWN OF STONY PLAIN

BOUNDARY RD.

GOLF COURSE RD.

HIGHWAY 779

HIGHWAY 628

GLORY HILLS RD.

ROSENTHAL RD.

HIGHWAY 628

FIGURE 7.4

2030 PM PEAK HOUR TRAFFIC VOLUMES 237 of 873


GOLF COURSE RD.

BOUNDARY RD.

HIGHWAY 779

GLORY HILLS RD.

ROSENTHAL RD.

HIGHWAY 16A

HIGHWAY 16A

TIONAL IAN NA CANAD Y A RAILW

BOUNDARY RD.

TIONAL IAN NA CANAD AY RAILW

TRANSPORTATION STUDY

Date: May, 2010

TOWN OF STONY PLAIN

BOUNDARY RD.

GOLF COURSE RD.

HIGHWAY 779

HIGHWAY 628

GLORY HILLS RD.

ROSENTHAL RD.

HIGHWAY 628

FIGURE 7.2

2010 PM PEAK HOUR TRAFFIC VOLUMES 238 of 873


H

SCALE(S) SHOWN ARE INTENDED FOR TABLOID (11X17) SIZE DRAWINGS UNLESS NOTED OTHERWISE

79th Avenue/628 Highway

IF NOT 25 mm ADJUST SCALES 25 mm

Highway 16A

THIS DRAWING IS FOR THE USE OF THE CLIENT AND PROJECT INDICARED - NO REPRESENTATIONS OF ANY KIND ARE MADE TO OTHER PARTIES

I

Fairway Drive

Gr aybriar Drive

44th

Avenue

Boundary Road

P:\20143213\00_Boundary_Rd_FPS\Working_Dwgs\010_GIS\ArcGIS\BasePlan.m xd DATE: 8/13/2015, Stephanie Tilk

Legend: East Boundary ASP Edgeland Park ASP Fairways ASP Fairways North ASP Graybriar ASP South Creek ASP

Base Plan

AE PROJECT No. SCALE DATE PROJECTION CLIENT

0.5

20143213 1:10,000 2015Aug13 NAD 1983 3TM 114 Town of Stony Plain

"=

Functional Planning Study Boundary Road

"=

0

1 km

FIGURE No. 3-1 CONCEPTUAL DRAWING FEATURES NOT TO SCALE

239 of 873


SCALE(S) SHOWN ARE INTENDED FOR TABLOID (11X17) SIZE DRAWINGS UNLESS NOTED OTHERWISE

275 0 30

(580) (210) (150)

(190) (950) (190)

207 133

Boundary Road

(70) (10) (30)

143 22

(20) (640) (60)

(110) (580) (110)

87

Boundary Road

56

(70) (370) (30)

(40) (430) (40)

Boundary Road

87

56

(90) (500) (90)

Graybriar Drive

Southcreek Access

New Residential Access

Future Arterial

New Residential Access

Highway 628

28 271

(30) (10) (0)

(120) (30) (20)

New Residential Access

(330) (410) (20)

Highway 16A

(20) (20) (60)

Boundary Road

(120) (70) (80)

2 1 0

New Residential Access

90 0 55

(170) (300) (120)

Edgeland Access

(120) (0) (20)

4 (170) 1710 (2570) 473 (920)

New Residential Access

(40) (10) (60)

Highway 16A

(70) (20) (30)

H

(130) (0) (80)

IF NOT 25 mm ADJUST SCALES 25 mm

(120) 1 (1680) 1119 (200) 24

THIS DRAWING IS FOR THE USE OF THE CLIENT AND PROJECT INDICARED - NO REPRESENTATIONS OF ANY KIND ARE MADE TO OTHER PARTIES

I

(190) (660) (190)

73 190

Boundary Road

44 Avenue

Fairway Drive

45 11

(30) (480) (80)

(180) (310) (140)

87

Boundary Road

56

Turning Movement Volumes (2014 and Proposed)

(240) (100) (150)

44 17 26

Future Arterial

"=

Boundary Road

11

(20) (130) (20)

Highway 628

0

Functional Planning Study Boundary Road

(130) (310) (130)

(200) 17 (260) 172 (20)

(10) (720) (160)

AE PROJECT No. SCALE DATE PROJECTION CLIENT

0.25

20143213 1:10,000 2015Aug17 NAD 1983 3TM 114 Town of Stony Plain

0.5

"=

190 41

(90) (80) (80)

Boundary Road

(120) 120 (50) (120) 15

285 278

(30) 115 (10) (170) 55

P:\20143213\00_Boundary_Rd_FPS\Working_Dwgs\010_GIS\ArcGIS\Turning_Movements.mxd DATE: 8/17/2015, Stephanie Tilk

(40) (1090) (320)

1 km

FIGURE No. 4-3 CONCEPTUAL DRAWING FEATURES NOT TO SCALE

*Black numbers are current daily traffic *Red numbers are proposed daily traffic 240 of 873


Report Boundary Road Functional Planning Study 79 Avenue to Highway 16A

Table 4-4 summarizes the total trips generated for each new development area using the trip generation rates described above. Table 4-4 Total PM Peak Trip Generation Values for Boundary Road Study Area

4.3.3

Development Area

Development Size (ha)

PM Peak Hour Trips

Fairways North ASP

18

155

East Boundary ASP (Residential)

52

777

South Creek ASP

65

561

Edgeland Park ASP

65

561

Future Residential (west of Boundary Road)

65

561

Future Residential (east of Boundary Road)

65

561

Trip Distribution

Tables 4-5 through 4-10 on the following pages provide a summary of the PM peak hour trip generation for the future developments within the study area and the origin/destination assumptions that were made for each development area. Table 4-5 Fairways North Trip Generation and Distribution Origin/Destination

Distribution

Trips In (60%)

Trips Out (40%)

Total Trips

Highway 16A

40%

38

25

63

44 Ave

20%

19

12

31

Highway 628

40%

38

25

63

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Town of Stony Plain

Table 4-6 Primarily Residential (East of Graybriar) Trip Generation and Distribution Origin/Destination

Distribution

Trips In (60%)

Trips Out (40%)

Total Trips

Highway 16A

60%

282

184

466

44 Ave

10%

47

31

78

Highway 628

10%

47

31

78

Internal

10%

47

31

78

Commercial

10%

47

31

78

Table 4-7 South Creek Trip Generation and Distribution Origin/Destination

Distribution

Trips In (60%)

Trips Out (40%)

Total Trips

Highway 16A

35%

119

78

197

44 Ave

10%

34

22

56

Fairway Drive

10%

34

22

56

Highway 628

25%

85

55

140

Internal

10%

34

22

56

Commercial

10%

34

22

56

Table 4-8 Edgeland Park Trip Generation and Distribution Origin/Destination

Distribution

Trips In (60%)

Trips Out (40%)

Total Trips

Highway 16A

35%

119

78

197

44 Ave

10%

34

22

56

Fairway Drive

10%

34

22

56

Highway 628

25%

85

55

140

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Report Boundary Road Functional Planning Study 79 Avenue to Highway 16A

Origin/Destination

Distribution

Trips In (60%)

Trips Out (40%)

Total Trips

Internal

10%

34

22

56

Commercial

10%

34

22

56

Table 4-9 Future Residential (West of Boundary Road) Origin/Destination

Distribution

Trips In (60%)

Trips Out (40%)

Total Trips

Highway 16A

10%

34

22

56

Highway 628

50%

170

111

280

Internal

30%

102

66

168

Commercial

10%

34

22

56

Table 4-10 Future Residential (East of Boundary Road) Origin/Destination

Distribution

Trips In (60%)

Trips Out (40%)

Total Trips

Highway 16A

10%

34

22

56

44 Ave

10%

34

22

56

Fairway Drive

10%

34

22

56

Highway 628

50%

170

111

281

Internal

10%

34

22

56

Commercial

10%

34

22

56

Finally, the trips were distributed onto the regional highway network using the following trip distribution assumptions: 路 Highway 16A /Boundary Road 路 50% to/from the east 路 30% to/from the north 路 20% to/from the west

15 243 of 873


Town of Stony Plain

·

Highway 628 /Boundary Road · 50% to/from the east · 20% to/from the south · 30% to/from the west

The trip generation and trip distribution assumptions outlined in this section were used to estimate the full build-out PM peak hour volumes that will be present on Boundary Road. These volumes form the basis of this study and are shown on Figure 4-3 which was presented previously on page 10.

5

Intersection Design Alternatives

As development within the lands adjacent to Boundary Road occurs, new intersections will need to be developed and upgrades will be required at existing intersections. Increasing traffic volumes will also require changes to the traffic control along the roadway as the existing stop-controlled intersections will no longer be capable of accommodating the peak hour traffic volumes. Although accommodation for future vehicle traffic is a major focus of this study, the need to move people along the corridor in other ways has also been considered; as such, pedestrian linkages and accommodation for cyclists were also considered in the development of this functional plan. This goal of providing accommodation for all modes of travel is consistent with the Town of Stony Plain’s 2013 Municipal Development Plan which states that “the Town will design a transportation system that is based on a philosophy of an interconnected system of ‘complete streets,’ which integrates and serves all users – including drivers, transit users, bicyclists, rollerbladers and pedestrians – and those who use scooters, wheelchairs and strollers.” To help achieve this goal, and in consultation with Town administration, Associated Engineering recommends that a modern roundabout be identified as the preferred intersection design for all intersections along Boundary Road. Modern roundabouts convey traffic through an intersection without stop signs or signalization. Since all lanes have equal opportunities to enter, there is no need for turning lanes or special signals for turning traffic. The footprint associated with the modern roundabout is typically greater at the intersection, due to the geometry of the centre island, but may be narrower at the approaches as roundabout reduces the need for additional through and/or turning lanes. As development plans have not been finalized for many of the lands along Boundary Road, it is possible that future development concepts and residential densities may create a situation where a roundabout is not a feasible option for an intersection along the Boundary Road corridor, in this case Associated Engineering has ensured that the right-of-way that has been set aside for the roundabout will be sufficient to accommodate a traditional signalized intersection. Modern roundabouts are circular intersections where traffic flows around a centre island without stop signs or traffic signals. Traffic enters and exits a roundabout using only a right turn movement; entering vehicles yield to those already in the roundabout. Coupled with slower travel speeds on the approaches and through the roundabout, collision severity is substantially less at modern roundabouts when compared to a

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Area Structure Development Plan

54 Ave (Fairway Drive)

for

Home Acres NW-30-52-27-W4 Stony Plain

Low Density

R & B Hennig Low Density

Proposed Land Use

R

March 2010

Legend Code

Land Use

Area (ha)

Res - low density

28.01

Res - Med density

5.10

Res - High density

1.65

Commercial

0.67

Res/Comm

0.69

Institutional

4.09

Urban Reserve

4.63

MR

6.53

ER - Cons Reserve

5.41

PUL

0.92

Roads, RofW,Trails Buffers

7.00

Low Density

R

F 11TE

Medium Density

tiF r

High Density R

Low Density Nonni Wa

R

-s 3

Medium DeRsit

R I\

Low Density

U -771

Pu

tt

1:1141

NC-155 3.30.10 NORCAN CONSULTING GROUP INC.

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Trip Rates 3226.22 Home Acres 05-Jul-17

Land Use Low Density Medium Density High Density Mixed Use - Residential Total Residential Mixed Use - Commercial School

Units 840 units 230 units 132 units 16 units

Rate 0.75 0.67 0.44 0.67

1,202 37,000 SF 900 students

5.62 0.50

Total Non-Residential

AM Peak Hour In 25% 158 25% 39 17% 10 25% 3 210 855 55% 114 55% 245 359 654

Out 75% 75% 83% 75% 645 45% 45% 295

569

Total Commercial

Pass-by and Internal Trips Commercial School

Land Use (ITE LUC) Commercial Mode Split Pass-by Trips Internal NBHD Trips Net External Trips School Mode Split Pass-by Trips Internal NBHD Trips Net External Trips Total Gross Trips Total Mode Split Total Pass-by Trips Total Internal NBHD Trips Total External NBHD Trips

1.00 0.78 0.52 0.78

94 201

10.23 0.16

PM Peak Hour In 63% 529 58% 104 67% 46 58% 7 686 1,100 48% 182 49% 69 251 519

940

Total Neighbourhood School Land Use Elementary School (ITE 520) Middle School/Jr High School (ITE 522)

Rate 473 116 48 8

937

1,509

900 900 1,800

Units students students SF

900

55% 55% 55%

0.50

Mode Split Internal Trips 0% 15% 0% 5%

Intensity 37,000

Rate 0.45 0.54

AM 50% 0%

52% 51% 268

Rate 311 75 23 5

9.52 7.50 5.81 7.50

197 71

96.18 1.46

Daily In 50% 3,998 50% 863 50% 383 50% 60 5,304 10,608 50% 1,779 50% 655 2,434 4,868

682

Rate 0.15 0.16 0.16

49% 49% 49%

PM Peak Hour In Out 66 51% 69 71 51% 73 137 51% 142 279

PM Peak Hour In Out 182 197 0 0 91 91 14 16 77 90 69 71 0 0 0 0 3 4 66 67 251 268 0 0 91 91 17 20 143 157

7,738

Daily Rate 1.29 1.62 1.46

In 50% 50% 50%

Out 581 50% 729 50% 1,310 50% 2,620

AM Peak Hour In Out 158 473 0 0 13 16 145 457 39 116 0 0 3 4 36 112 10 48 0 0 1 2 9 46 3 8 0 0 0 0 3 8 210 645 0 0 17 22 193 623 262 817 5%

PM Peak Hour In Out 529 311 0 0 15 13 514 298 104 75 0 0 3 3 101 72 46 23 0 0 1 1 45 22 7 5 0 0 0 0 7 5 686 414 0 0 20 17 666 397 843 517 3%

569 0 47 39 483

937 0 91 37 809

Daily In 1,779 0 890 133 756 655 0 0 33 622 2,434 0 890 166 1,378

Out 1,779 0 890 133 756 655 0 0 33 622 2,434 0 890 166 1,378

Residential Trip Generation Land Use (ITE LUC) Low Density Mode Split Internal NBHD Trips Net External Trips Medium Density Mode Split Internal NBHD Trips Net External Trips High Density Mode Split Internal NBHD Trips Net External Trips Mixed Use - Residential Mode Split Internal NBHD Trips Net External Trips Total Gross Trips Total Mode Split Total Internal NBHD Trips Total External NBHD Trips % Internal Trips By Directions % Total Internal Trips Total External NBHD Trips Total Gross Trips Total Mode Split Total Pass-by Total Internal NBHD Trips Total External NBHD Trips

Intensity 840 0%

230 0%

132 0%

16 0%

940 0 47 39 854 1,337

682 0 91 37 554 1,363

Daily In 3,998 0 125 3,873 863 0 27 836 383 0 12 371 60 0 2 58 5,304 0 166 5,138 6,610

50% 1,779 50% 655 2,434

15,476

Daily 50% 0%

AM Peak Hour In Out 114 94 0 0 47 47 10 7 57 40 245 201 0 0 0 0 12 10 233 191 359 295 0 0 47 47 22 17 290 231

Out 50% 3,998 50% 863 50% 383 50% 60 5,304

7,738

1,619

AM Peak Hour In Out 223 45% 182 267 45% 219 490 45% 401 891

Pass-by PM 50% 0%

Out 37% 42% 33% 42% 414

Out 3,998 0 125 3,873 863 0 27 836 383 0 12 371 60 0 2 58 5,304 0 166 5,138 6,610 3%

7,738 7,738 0 0 890 890 332 332 6,516 6,516 13,032

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581 729 1,310


Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

5.

Supporting Material and Studies for Bylaw 2598/D&P/18 Tussic Area Structure Plan d. Agricultural Impact Assessment

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Agricultural Impact Assessment Tussic Area Structure Plan November 2018 Submitted by:

on behalf of:

Submitted to:

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Table of Contents 1.0 Description of Proposal

1

1.1 Introduction

1

1.2 Purpose

1

1.3 Tussic Area Structure Plan

2

1.4 Study Area

3

2.0 Planning and Contextual Factors

4

2.1 Applicable Planning Policies and Regulations

4

2.1.1

Municipal Government Act

4

2.1.2

Albertaâ&#x20AC;&#x2122;s Land Framework / Land Use Policies

5

2.1.3

Edmonton Metropolitan Region Growth Plan

6

2.1.4

Town of Stony Plain Municipal Development Plan

8

2.1.5

Adjacent Planning Areas

9

2.1.6

Parks and Open Space Master Plan

11

2.2 On-Site Physical Resource Inventory

11

2.2.1

Agricultural Capability

11

2.2.2

Slope / Topography

14

2.2.3

Drainage, Flood Control and Irrigation Improvements

14

2.2.4

Groundwater and Irrigation

15

i 249 of 873


2.3 On-Site Features

16

2.3.1

Past Farming Practices

16

2.3.2

Existing Agricultural Production

16

2.3.3

Non-Agricultural Land Use On-Site

16

2.3.4

Parcel Size Configuration and Agricultural Accessibility

16

2.3.5

Existing Farm Management

17

2.3.6

Capital Investment in Agriculture

17

2.3.7

Local and Regional Context

17

2.4 Off-site Features

18

2.4.1

Surrounding Land Use Types

18

2.4.2

Existing and Potential Constraints to On-Site Agriculture

19

2.4.3

Regional Land Use, Lot and Tenure Patterns

19

2.4.4

Availability of Agriculture Services

19

3.0 Agricultural Viability

20

4.0 Potential Impacts on Agriculture

21

5.0 Alternative Location Analysis

21

6.0 Mitigation Measures

22

7.0 Closure

23

ii 250 of 873


Figures Figure 1.0 Location Map Figure 2.0 Development Concept Figure 3.0 Study Area Figure 4.0 Surrounding Plan Area Figure 5.0 Parkland County Soil Classifications Figure 6.0 Soil Polygons & Land Suitability Rating System Figure 7.0 Tussic ASP Area Topography Figure 8.0 Groundwater Flow & Water Wells Figure 9.0 Conceptual Storm Servicing Plan Figure 10.0 Existing On-Site Features Figure 11.0 Surrounding Land Uses Figure 12.0 Existing On-Site Constraints

References

iii 251 of 873


1.0

DESCRIPTION OF PROPOSAL

1.1

Introduction

ParioPlan Inc. was retained by Qualico Communities to prepare an Agricultural Impact Assessment (AIA) to support the proposed Tussic Area Structure Plan (Tussic ASP) that was submitted to the Town of Stony Plain in August 2018. The Tussic ASP encompasses 129.5 hectares (320.0 acres) of land located at S ½ Section 30-52-27 W4M within the southeast part of the Town of Stony Plain, as shown in Figure 1.0. The Tussic ASP area consists of two quarter sections, bounded by Golf Course Road on the west, Veterans Boulevard on the east, and 79 Avenue (Highway 628) on the south. This Agricultural Impact Assessment is only for the eastern quarter section of the Tussic ASP area, which is legally described as SE 30-52-27W4M. The western portion of the Tussic ASP area (SW 30-52-27-W4M) is still within the Southeast ASP area. An amendment to the Southeast ASP is required to remove the western portion of land from the Southeast ASP area and consolidate that portion with the proposed Tussic ASP. This amendment has been submitted concurrent with the Tussic ASP. The Town of Stony Plain will prepare a bylaw to repeal this portion of the Southeast ASP, legally described as SW 30-52-27-W4M.

1.2

Purpose

In accordance with Policy 6.2.5 of the Edmonton Metropolitan Region Growth Plan (EMRGP), this AIA has been prepared because the new Tussic ASP is proposed within a metropolitan area that contains prime agricultural land as identified in Schedule 11 of the EMRGP. The purpose of this Assessment is to: o o o

Describe the proposed development and surrounding land use context; Identify active agricultural lands within and surrounding the study area, and identify the potential adverse impacts on these agricultural lands; and Recommend measures to mitigate potential land use conflicts.

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1.3

Tussic Area Structure Plan (S ½ Section 30-52-27 W4M)

The Tussic Area Structure Plan was created in accordance with Section 633 of the Municipal Government Act for the purpose of providing a planning framework for the orderly and efficient development of the Tussic neighbourhood. The Tussic ASP in part replaces a portion of the Southeast ASP, which was adopted by the Town of Stony Plain in 1983. The Southeast ASP was outdated and did not reflect best planning practices in terms of complete community design and sustainability. The Tussic neighbourhood design builds upon the foundations and policy directions found in the Edmonton Metropolitan Regional Growth Plan (EMRGP) and Uniquely Stony Plain Municipal Development Plan. These policy directions have been summarized and applied to the Tussic ASP. The Tussic neighbourhood has been designed to provide a range of housing choices, along with local convenience commercial services and other amenities that meet the day-to-day needs of residents and provide the opportunity to age in place. Transportation infrastructure is designed not only to accommodate the private automobile, but also public transit, pedestrians and cyclists. Walkability is a key component of the ASP with interconnected parks, open spaces, and trails identified to allow people to move within the Tussic neighbourhood, as well as to provide connectivity to adjacent neighbourhoods safely and comfortably year-round. The Development Concept for the Tussic ASP also preserves and integrates the natural features of the site, as shown in Figure 2. The proposed realignment and enhancement of the natural areas associated with Atim Creek will provide recreational opportunities and a natural amenity for residents while restoring the watercourse and riparian area to a more natural state.

1.4

Study Area (SE Âź 30-52-27-W4M)

The study area is located within the Central Parkland Natural Subregion, which is approximately 50,000 km2 in size and the most densely populated Subregion in Alberta (Alberta Parks, 2014). This Subregion is also the most productive agricultural region in the Province with approximately 80% of the plains and 65% of the hummocky uplands covered by crops (Alberta Parks, 2014).

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The soil within the study area consists mostly of silty loam, silty clay loam, and organic matter (AGRASID). The study area consists of gently rolling terrain that generally slopes toward Atim Creek, which runs north to south along the west portion of the study area, exiting the study area approximately halfway along the northern boundary. Atim Creek is the dominant water feature within the study area. It is assumed that the localized groundwater beneath the study area also flows north towards Atim Creek (Associated Engineering, 2015). The climate of the area is characterized as having long, cold winters and short, mild summers. Monthly annual temperatures range from -14.3 degrees Celsius in January to 22.4 degrees Celsius in July. Recorded annual precipitation is 487.8 mm, with 371.2 mm falling as rain and 132 mm falling as snow (Environment Canada, 2018). Within the study area, approximately 16.0 ha. (39.5 ac.) is currently cultivated. Boundary RV and Auto Storage Ltd. occupies approximately 8.0 ha. (19.8 ac.) of land in the southeast corner of the quarter section. A portion of the topsoil has been stripped from the remaining 32.0 ha. (79.1 ac.) within the study area; however, enough topsoil has been left on site so that the tenant farmer can continue to cultivate until the land until urban development occurs. The study area has been subdivided into three parcels of land â&#x20AC;&#x201C; two parcels are owned by Stony Plain Developments Ltd. and the parcel on which the Boundary RV & Auto Storage business is located is owned by Allan and Elaine Unterschultz (Refer to Figure 3: Study Area).

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2.0

PLANNING AND CONTEXTUAL FACTORS

2.1

Applicable Planning Policies and Regulations

The Tussic ASP, which includes the study area, has been prepared within the context of existing statutory plans and other relevant policy documents. The following is a summary of the relevant planning documents that have been reviewed and referenced in the preparation of the Tussic ASP:

2.1.1 Municipal Government Act The requirements of the Municipal Government Act (MGA) (R.S.A 2000, c. M-26) have been adhered to in the preparation of the Tussic ASP. The MGA allows municipalities to adopt ASPs to provide a framework for the future subdivision and development of land. Section 633, 636, 638 and 692 of the MGA relate specifically to ASPs, stipulating that an ASP must describe the sequence of development, land uses, population densities, and location of transportation routes and utilities proposed to service the ASP area. The MGA also provides interested members of the public and school boards an opportunity to participate in the planning process through the stipulation that an ASP must be adopted by Bylaw and a public hearing must be held. Moreover, the MGA requires the ASP to conform to the Town of Stony Plain Municipal Development Plan (MDP) and other approved statutory plans.

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2.1.2 Alberta’s Land Framework / Land Use Policies Alberta’s Land Use Policies were established in 1996 pursuant to section 622 of the Municipal Government Act. All municipalities are expected to implement these policies in the course of carrying out their planning responsibilities. Since the adoption of the Land Use Policies, the Province has experienced rapid growth in population and economic activity. Alberta’s Land Use Framework (LUF) is a new approach to managing the Province’s land and natural resources. The purpose of the LUF is to manage growth and sustain Alberta’s growing economy, while balancing this with the Province’s social and environmental goals. The LUF was published in December 2008, and consists of seven (7) basic strategies for improving the decision making for land-use and development: Strategy 1: Develop seven regional land-use plans based on seven new land-use regions. Strategy 2: Create a Land-use Secretariat and establish a Regional Advisory Council for each region. Strategy 3: Use cumulative effects management at the regional level to manage the impacts of development on land, water and air. Strategy 4: Develop a strategy for conservation and stewardship on private and public lands. Strategy 5: Promote efficient use of land to reduce the footprint of human activities on Alberta’s landscape. Strategy 6: Establish an information, monitoring and knowledge system to contribute to continuous improvement of land-use planning and decision making. Strategy 7: Include Indigenous peoples in land-use planning. To date, two of the seven regional plans have been approved. The Tussic ASP falls within the North Saskatchewan Regional Plan, which is being prepared. The Land Use Framework’s regional plans will be replacing the Land Use Policies as the plans are adopted.

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2.1.3 Edmonton Metropolitan Region Growth Plan The Edmonton Metropolitan Region Growth Plan (EMRGP) - Re-Imagine. Plan. Build. establishes a 50 Year Vision for the region. This Growth Plan establishes a path for Stony Plain, to “grow in a responsible manner through compact and contiguous development.” The Edmonton Metropolitan Region Growth Plan (EMRGP) states that: Compact and contiguous development means planning for and developing lands in an adjacent, logical manner that minimizes the expansion of the Region’s development footprint. This type of development will help support viable multi-modal transportation options, facilitate a mode shift away from the private automobile, and also foster the creation of complete communities (EMRGP Executive Summary, Page x). The Tussic ASP supports responsible growth as described by the EMRGP by promoting the use of land and resources efficiently for the benefit of current and future generations; ensuring that growth is financially sustainable; optimizing public investment; maximizing the use of existing and planned infrastructure and services over the long-term; conserving the region’s agricultural land base for farmland to ensure long-term viability and regional food security; and conserving the region’s natural assets for future generations. To achieve responsible growth, the EMRGP includes six closely interrelated policy areas - Economic Competitiveness and Employment; Natural Living Systems; Communities and Housing; Integration of Land Use and Infrastructure; Transportation Systems; and Agriculture. The applicable policies of the EMRGP, and a description of the ways in which this ASP supports these policies, is summarized in Table 1, below.

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Table 1: Edmonton Metropolitan Region Growth Plan Policy Review Edmonton Metropolitan Regional Growth Plan

The Tussic ASP

6.1: Identify and conserve an adequate supply of prime agricultural

By proposing to develop the area of this ASP at higher densities than

lands to provide a secure local source of food security for future

other existing areas of Stony Plain, the amount of land required to

generations

house and service a certain growth population will be reduced, thereby conserving surrounding agricultural lands that would otherwise be consumed by development.

6.2: Minimize the fragmentation and conversion of prime

Locating growth for the Town of Stony Plain in the ASP area aims to

agricultural lands to non-agricultural uses

logically and efficiently extend growth in a contiguous manner that does not further fragment agricultural lands surrounding the Town. The ASP is contiguous to the residential development to the west and north and will provide links between these areas.

6.3: Promote diversification and value-added agriculture production

The Tussic ASP maintains and improves transportation infrastructure

and plan infrastructure to support the agricultural sector and

that supports access to agricultural lands and markets for goods

regional food system

through the addition of the arterial road along the north boundary.

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2.1.4 Town of Stony Plain Municipal Development Plan (Bylaw 2489/D&P/13) The Uniquely Stony Plain: Municipal Development Plan (MDP) was adopted to reflect the policies and objectives contained in the LUF and EMRGP. The MDP provides a framework to support a complete, sustainable community and includes policies to guide development in support of this objective. In the MDP, the western quarter section of the ASP area is identified as an Area of New Residential Development and the eastern quarter section is identified as an Area for Future Urban Development. According to the policies of the MDP, the Area for Future Urban Development is to be protected for future development with no major buildings or services permitted. Concurrent with this ASP, an application to amend the MDP was submitted to designate the eastern quarter section as an Area of New Residential Development. The applicable policies of the MDP, and a description of the ways in which this ASP supports these policies, is summarized in Table 2, below: Table 2: Town of Stony Plain Municipal Development Plan Policy Review Town of Stony Plain MDP 2013

The Tussic ASP

Growth

Growth should occur in a more urban pattern,

The Tussic neighbourhood is envisioned to be developed as a

Management and

reducing intrusion into the regionâ&#x20AC;&#x2122;s agricultural complete community providing a wide range of housing choices

Land Use Plan

lands. This requires redevelopment and new

along with shopping and other amenities and services.

contiguous development at targeted densities. The study area is currently identified as Future Urban Development Areas in the Figure 1: Urban Growth Pattern of the Town of Stony Plain MDP 2013. The proposed density of the Tussic ASP is 35 du/ha, complying with the policy of 35 du/ha identified in the Edmonton Metropolitan Region Growth Plan (EMRGP).

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2.1.5 Adjacent Planning Areas Development in the adjacent areas is guided by previously approved ASPs. As shown in Figure 4.0 Surrounding Plan Areas, these ASP areas include the Southeast ASP (Bylaw 2519), South Creek ASP (Bylaw 2275) and Country Plains Estates ASP (Bylaw 2034), located to the west, north, and southwest of the study area, respectively. In addition, two other ASPs, the Edgeland ASP (Bylaw 2540) and Lake Westerra Estates ASP (Bylaw 2290), are located to the northeast and southwest of the ASP area (Figure 4: Surrounding Plan Areas). All the approved ASPs provide guidance for land uses, including vehicular and pedestrian linkages to developments in the adjacent planning areas. Southeast ASP (Bylaw 2519) The lands legally described as SW ¼ Sec. 30-52-27 W4M, SE ¼ Sec. 25-52-28-W4M, and NW ¼ Sec. 30-52-27-W4M fall within the boundaries of the Southeast ASP area. This ASP was adopted by the Town of Stony Plain in 1983. Since the approval of Southeast ASP, high level policies such as the Stony Plain Municipal Development Plan and the Edmonton Metropolitan Region Growth Plan have been amended. Given this condition, the Southeast ASP is out of date and does not reflect current policies. To bring the Plan up to date and to align it with the current policies, the Town of Stony Plain will prepare a bylaw to repeal a portion of the Southeast ASP. An amendment to remove SW ¼ Sec. 30-52-27 W4M from the Southeast ASP was submitted concurrent with the Tussic ASP. The Southeast ASP identified the area to the north and west of the Tussic ASP area as primarily residential. As shown in Figure 2.0, two collector roadway linkages are proposed in the ASP area to connect with Highridge Way to the west of the ASP area and Harvest Drive to the north of the ASP area. These potential linkages are integrated into the Tussic ASP’s roadway network and development concept. In addition, a multi-use trail runs north along the west boundary of the ASP area. A pedestrian crossing on Golf Course Road connects the existing multi-use trail with Highridge Way. A collector roadway linkage located at the north of the existing Boundary RV and Auto Storage business is proposed to connect to Veterans Boulevard. The land to the east and southeast of the ASP area is currently used for agriculture and there is a farmstead located near the ASP area. At the time of preparation of the Tussic ASP, no area structure plan for the east of the ASP area had been approved.

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South Creek ASP (Bylaw 2275) The lands legally described as NE ¼ Sec. 30-52-27 W4M are located within the South Creek ASP, adopted by the Town of Stony Plain in 2006. This ASP proposes a logical extension of the primarily residential land uses and servicing from the South Creek area to the north. The South Creek ASP anticipates South Creek Drive, a collector roadway, to intersect the new arterial roadway along the north boundary of the ASP area. This potential linkage is integrated into the Tussic ASP’s collector roadway network and development concept, as shown in Figure 2.0. Country Plains Estates ASP (Bylaw 2034) The lands legally described as NW ¼ Sec. 19-52-27-W4M are located in the Country Plains Estates ASP. Adopted by the Town in 1998, this ASP proposes a primarily residential neighbourhood with parks and institutional uses south of Highway 628. A potential collector roadway linkage bisecting the south boundary of the ASP area is proposed to intersect with Highway 628 and align with the east boundary of Country Plains Estates ASP, as shown in Figure 2.0. Edgeland ASP (Bylaw 2540) The lands within NW ¼ Sec. 29-52-27 W4M are located to the northeast of the study area, east of the South Creek ASP area and Veterans Boulevard. The Edgeland ASP area is primarily occupied by low density residential uses. A portion of the lands facing onto Veterans Boulevard are designated to accommodate commercial uses and medium to higher density residential development. Development within the Edgeland ASP area has not begun. Lake Westerra Estates ASP (Bylaw 2290) The lands legally described as NE 13-52-28-W4M are located in the Lake Westerra Estates ASP area, west of the Country Plains ASP area and Golf Course Road. The Lake Westerra Estates ASP area is primarily occupied by low to medium density residential uses. The majority of the park and natural areas are located on the north and east portion of the ASP area, facing onto Golf Course Road and Highway 628. The area has not reached full build-out. Agricultural Impact Assessment - Tussic Area Structure Plan

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2.1.6 Parks and Open Space Master Plan The purpose of the Parks and Open Space Master Plan is to guide acquisition, development and management of parks, open spaces and outdoor recreation amenities to meet the needs of residents in the Town of Stony Plain. The parks and open spaces planned within the Tussic ASP area support the goals and objectives of the Parks and Open Space Master Plan (which align with the Town’s MDP policy guidance as described above). These objectives are as follows: •

Protect and enhance the quality, integrity and sustainability of the environment.

Accommodate the outdoor recreation needs of the community as the population expands and evolves.

Provide a connected and accessible trail system that links parks, recreation/community centres, schools and key destinations.

2.2

Strengthen the involvement and attachment of residents to the community.

Provide high quality experiences and opportunities to retain existing and attract future residents to the community.

Provide a diverse range of facilities to meet community needs as efficiently as possible.

On-site Physical Resource Inventory

2.2.1 Agricultural Capability According to the Edmonton Metropolitan Region Board Geographic Information Services data, the majority of the soils in Parkland County are Class 2, as shown in Figure 5. Land in this class is considered to be highly productive with slight limitations that may restrict the growth of specified crops or require modified management practices. The agricultural soil resource capability of the study area was analyzed by using the Land Suitability Rating System (LSRS) through the Government of Alberta Soil Information Viewer.

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The study area is associated with two soil polygons, as shown in Figure 6. Much of the quarter section has a Land Suitability Rating of 2H(8)7WV(2) and has a rating of slight limitations to growth, as shown in Table 3, below. The limitation for land rating 2H(8) is caused by inadequate heat units. The limitation of land rating 7WV(2) is under two subclasses, including excess water and a pH value either too high or too low. The other intersecting polygon has a Land Suitability Rating of 2T(10). This limitation is caused by steep slopes that incur a risk of water erosion or limit cultivation. The breakdown of these ratings can be found in Table 3, below.

Table 3: Summary of Land Suitability Rating System (LSRS) for the Tussic ASP Agricultural Impact Assessment Study Area Polygon ID

Land Suitability

Class

Rating 14325

2H(8)

General

Subclass

Limitation

Temperature

Inadequate heat units for the

Restrictions Class 2 – Slight

Climate

limitation 7WV(2)

Class 2 – Slight

optimal growth Climate

Drainage

limitation

Soils in which excess water (not due to inundation) limits the production. Excess water may result from a high water table or inadequate soil drainage.

Soil reaction

Soils with a pH value either too high or too low for optimum growth

14330

2T(10)

Class 2 – Slight

100% of polygon

limitation

area Agricultural Impact Assessment - Tussic Area Structure Plan

Landscape

Slope

Landscapes with slopes steep enough to incur a risk of water erosion or to limit cultivation Page 12 of 23 263 of 873


Soil conditions for the study area were gathered from the Alberta Soil Information Viewer (AGRASID). The majority of the study area falls within the soil polygon 14325, as shown in Figure 6. This polygon has an undulating landform and is broken into two components - Mid-slope, which makes up 80% of the area and Depression, which makes up the other 20%. The Mid-slope soils consist of two A horizons (18 cm and 43 cm depths) of Silty Loam, two B horizons (61 cm and 109 cm depths) of Silty Clay Loam, a BC horizon (120 cm) of Silty Loam and a C horizon (150 cm depth) of Silty Loam. The Depression soils consist of three O horizons (25 cm, 80 cm and 160 cm depths) of Organic matter.

The southeast corner of the study area overlays the 14330 soil polygon. This polygon has hummocky landforms and consists of two components (Upper-slope 50% and Mid-slope 50%). The first Upper-slope soils consist of an A horizon (15 cm depth) of Clay and a C horizon (100 cm depth) of Clay Loam. The second Mid-slope soils consist of two A horizons (18 cm and 43 cm depths) of Silty Loam, two B horizons (61 cm and 109 cm depths) of Silty Clay Loam and Silty Loam, a BC horizon (120 cm depth) and a C horizon (150 cm depth) of Silty Loam.

A Geotechnical Investigation was completed for the Tussic ASP area in 2016 by J.R. Paine & Associates Ltd. In general, the soil conditions at this site consist of surficial topsoil underlain by silty sand, which is underlain by a lacustrine silty clay material. In all of the test holes, a surficial topsoil was the first soil encountered and typically extended to between approximately 300 mm and 600 mm. Deeper topsoil with thicknesses of up to 1700 mm was noted in test holes associated with local low-lying areas. In areas of deeper organic deposits associated with low-lying areas, the organic materials included peat and marl.

The study area surface soils are a mix of Orthic Dark Grey Chernozems on Loam and Silty Loam (Agrasid, 2015). The local geological formation is the Horseshoe Canyon Formation. This formation is made up of fine to very fine-grained feldspathic sandstone interbedded with siltstone, bentonitic mudstone, carbonaceous mudstone, concretionary sideritic layers, and laterally continuous coal seams (Associated Engineering, 2015). Altered sandstone and mudstone intervals are located near the surface of the bedrock. The formation includes some material of a marine nature, but it is mostly non-marine in nature (Associated Engineering, 2015).

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2.2.2 Slope / Topography The study area consists of gently rolling terrain that generally slopes toward Atim Creek, which flows south to north along the western boundary of the study area. Areas of higher elevation are located within the Boundary RV & Auto Storage Site and to the west within the Tussic ASP area (SW 30-52-27-W4M) near Golf Course Road and Highway 628, as shown in Figure 7. Low, wet areas are scattered throughout the study area and the Tussic ASP area. The lowest point is directly north within the study area where Atim Creek exits the study area, as shown in Figure 7.

2.2.3 Drainage, Flood Control and Irrigation Improvements According to the Fish and Wildlife Management Information System (FWMIS) Website, Atim Creek is the nearest surface water body and flows north through the west portion of the Study Area (APE 2015a, Google Earth TM 2015). Since the Atim Creek is the dominant water feature within the study area, it is assumed that the localized groundwater flows towards Atim Creek, refer to Figure 8: Groundwater Flow and Water Wells. Based on the information collected, no agricultural improvements (e.g. irrigation infrastructure and machinery investments) have been installed in the study area. However, historical research identified evidence of human disturbance to the natural state of Atim Creek (Associated Engineering, 2015). In addition, Associated Engineering identified a former wetland that had been converted to a dugout located approximately 300 m east of the Atim Creek during their site inspection for the Phase I ESA (Associated Engineering, 2015). To service the future development as planned in the Tussic ASP, a series of stormwater management facilities (SWMFs) are proposed. This infrastructure will provide water quality and quantity control before the stormwater is discharged into the existing natural systems. Two stormwater management facilities of 1.8 ha. and 2.6 ha. in size are proposed to be constructed in the north half of the study area and one 3.5 ha stormwater management facility is planned for SW 30-52-27-W4M, which is within the Tussic ASP area, as shown in Figure 9: Conceptual Storm Servicing Plan. The planned SWMFs and supporting infrastructure will control stormwater runoff and outflow, providing flood control measures to reduce the potential negative impacts on the existing agricultural lands located to the southeast of the study area. In addition, the stormwater management Agricultural Impact Assessment - Tussic Area Structure Plan

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system has been designed to minimize discharge of nutrients and suspended sediments. The system has been designed to take advantage of the existing site drainage pattern, incorporating the existing natural features and wet areas in the study area. A realignment and enhancement of the natural areas of Atim Creek is proposed as part of the Tussic ASP development. The enhancement of the riparian area around Atim Creek will provide recreational opportunities for future residents while also providing stormwater management functions. The Atim Creek realignment requires supporting technical studies, assessments, and supplementary information that will be reviewed by Alberta Environment and Parks. Communication about the proposed Creek realignment has been initiated with Alberta Environment and Parks.

2.2.4 Groundwater and Irrigation Within the study area, two water well records for domestic well use were identified through a search of the Government of Alberta Water Well Information Database (Government of Alberta, 2018). Four additional water wells for domestic use were identified within the Tussic ASP area (SW 30-52-27-W4M) (Figure 8: Groundwater Flow and Water Wells). Within 300m of the Tussic ASP area there are an additional six water wells â&#x20AC;&#x201C; one industrial well, one stock well, one well for domestic use and stock, two wells for domestic use, and one well for an unknown use (Associated Engineering, 2015 and Government of Alberta, 2018).

A Phase I Environmental Site Assessment (Phase I ESA) was completed for the Tussic ASP area by Associated Engineering Alberta Ltd. in August 2015. The Phase I ESA indicated very low potential of any significant soil, vapour, and/or groundwater contamination related to past or current activities.

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2.3

On-Site Features

2.3.1 Past Farming Practices According to the historical records documented in the Phase I ESA, the study area was cleared for agricultural purposes in 1926 and has been under continuous cultivation since that time. Based on a review of the Land Title Certificates, it has been determined that the parcel was first owned by Charles Schultz in 1926 and was inherited by his son, Jacob Unterschultz, in 1940. Jacobâ&#x20AC;&#x2122;s son, Richard Unterschultz, inherited the property in 1974. From 1975 to 1978, a small livestock operation existed in the southeast corner of SE 30-52-27-W4M, and included cattle, chickens, and hogs (Associated Engineering, 2015).

2.3.2 Existing Agricultural Production Since 2000, the land within the study area has been continuously farmed as a grain crop using no-till practices by the Unterschultz family who are the tenant farmers (Associated Engineering, 2015). An interview was planned with the current tenant famer to confirm the current crops, but we were unable to reach him. Based on observation, wheat was farmed at this location in 2018.

2.3.3 Non-Agricultural Land Use On-Site Boundary RV & Auto Storage is located on the severed 8.0 ha. (20.0 ac.) of the southeast portion of the property, as shown in Figure 10. This business has been in operation at this location since 2000. Additions were made to the business in 2002, 2005, and 2009 (Associated Engineering, 2015). No utility rights-of-way were noted to cross the study area at the time of the ESA inspection in 2015 (Associated Engineering, 2015).

2.3.4 Parcel Size Configuration and Agricultural Accessibility The study area is approximately 56.0 ha. (138.4 ac.) in size. Approximately 16.0 ha. (39.5 ac.) is currently cultivated and another 32.0 ha. (79.1 ac.) will continue to be cultivated from 2019 until the land is developed, as shown in Figure 10: Existing On Site Features. The farm field is

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accessed on the eastern side of the site via an approach from Veterans Boulevard (Range Road 275), and on the south side via an approach from Highway 628. Atim Creek flows south to north along the western boundary of the study area, exiting the study area in the north.

2.3.5 Existing Farm Management The approximately 16.0 ha. (39.5 ac.) parcel of land is currently farmed by Allan Unterschultz. Since 2000, Allan Unterschultz has been the tenant farmer farming crops on this site (Phase I ESA â&#x20AC;&#x201C; Associated Engineering, 2015). As shown in Figure 10, a portion of the topsoil was stripped from 32.0 ha. (79.1 ac.) of the study area; however, this area will also continue to be cultivated by Allan Unterschultz until the land is developed.

2.3.6 Capital Investment in Agriculture The capital investment in agriculture on this site has been minimal. The land is currently leased to a tenant farmer who is active in the Stony Plain area. The tenant farmer utilizes his own equipment.

2.3.7 Local and Regional Context The Town of Stony Plain is located in Parkland County. As of 2011, the total area of farmland in Parkland County was approximately 162,000 ha. (401,800 ac.), which made up 0.76% of the total area of farms in Alberta (Stantec, Toma & Bouma, 2016). Farm types in the County include dairy, cattle, hog, poultry and egg, wheat, other grains, hay, fruit, tree nut, vegetable, and other farm types including equine (Stantec, Toma & Bouma, 2016). Of the crops identified, alfalfa, canola, barley, wheat, and other hay were the predominant crops being farmed in Parkland County in 2011 (Stantec, Toma & Bouma, 2016). Being located immediately west of Edmonton, Parkland County continues to face development pressure. According to the Town of Stony Plain Municipal Development Plan, the study area is identified as an area for Future Urban Development. These areas are protected for future development potential within the Townâ&#x20AC;&#x2122;s boundaries. The Town only permits uses that will not adversely impact urban settlement or that will

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not be detrimental to future urbanization in these areas. Conflicts between Boundary RV & Auto Storage and the existing agricultural uses or potential on-site crop cultivation uses are not anticipated.

2.4

Off-site Features

2.4.1 Surrounding Land Use Types As shown in Figure 11: Surrounding Land Uses, the study area is surrounded by current existing and proposed developments in all directions except for the agricultural lands to the southeast. However, the land to the southeast is identified as a Future Urban Development Area in the MDP. It can be anticipated that these agricultural lands will be phased out over time as new developments are proposed and depending on the market demand for housing. The properties located south of Highway 628, to the south and southeast, are developed as residential acreages, farmsteads, and agricultural uses (Associated Engineering, 2015). The property to the south (NE 19-52-27 W4M) did not contain any buildings while the property to the southeast (NW 20-53-27 W4M) included a farmstead that was more than 650m from the Study Area (Associated Engineering, 2015).

The lands to the east of the study area (SW 29-53-27 W4M) are currently used for agricultural purposes observed to be for crop production and a farmstead is located on the southwest corner of the property (Associated Engineering, 2015). This site is slightly elevated compared to the Study Area and a windrow of large balsam poplar is present along its western boundary (Associated Engineering, 2015).

The Edgeland ASP area is located to the northeast (NW 29-53-27 W4M). At the time of Associated Engineeringâ&#x20AC;&#x2122;s inspection in 2015, this quarter section was observed to be an agricultural field. No structures were noted on this property at the time of the site inspection (Associated Engineering, 2015). To the west of the Edgeland ASP area is the South Creek ASP area (NE 30-52-27 W4M). The western half of this ASP area is being developed as a new residential neighbourhood. A farmstead is located within the South Creek ASP area and is located approximately 200m north of the study area (Associated Engineering, 2015).

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The property to the northwest (NW 30-52-27-W4M) is located in the Southeast ASP area and is currently used for agricultural operations. At the time of Associated Engineering’s inspection in 2015, an old house, a new house, a large barn/shop complex, seven grain bins, and two grain silos were observed on site (Associated Engineering, 2015). The land to the west (SW 30-52-27 W4M) is the western half of the Tussic ASP plan area. This land has been dedicated for residential development in the Town of Stony Plain’s Municipal Development Plan. Currently, a residential acreage consisting of a bungalow and an apartment building, Cedar Brae Court Condominiums, are located in this quarter section. Access to the Cedar Brae condo building is from a paved road off of Golf Course Road and at the time of AE’s inspection, the parking area was a gravel lot (Associated Engineering, 2015). The building is serviced with natural gas, power, water, and sewer (Associated Engineering, 2015).

The property to the southwest of the study area (NW 19-52-27 W4M) is within the Country Plains ASP. At the time of inspection in 2015, a farmstead and agricultural field were located along the north boundary and a residential acreage was located 300m east of the farmstead (Associated Engineering, 2015). Another residential acreage development was located in the southwest corner of the property (Associated Engineering, 2015).

2.4.2 Existing and Potential Constraints to On-Site Agriculture Atim Creek, which flows north through the west portion of the study area, is the dominant water feature throughout the site. The flood plain associated with Atim Creek occupies a large portion of land within the study area and creates a constraint to existing agriculture. Three small temporary marshes and the existing Boundary RV and Auto Storage also create existing constraints to on-site agriculture (Figure 12: Existing OnSite Constraints).

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2.4.3 Regional Land Use, Lot and Tenure Patterns The study area is surrounded by current and proposed developments from all directions except for the agricultural lands to the southeast which are also identified as areas for Future Urban Development in the MDP. As urban development continues, the lands will be further fragmented from regional agriculture activities.

2.4.4 Availability of Agriculture Services No agricultural support services or irrigation improvements were identified in the surrounding area at the time of preparing this Agricultural Impact Assessment.

3.0

AGRICULTURAL VIABILITY

According to the Town of Stony Plain Municipal Development Plan, the study area is identified as an area for Future Urban Development and protected for future development potential. The Town will only permit uses in the Future Urban Development areas that will not adversely impact urban settlement or that will not be detrimental to future urbanization.

The study area and the Tussic ASP area are surrounded by current and proposed urban development from all directions except for the agricultural lands to the southeast, which are also identified as areas for Future Urban Development in the MDP. As urban development continues, the lands will be further fragmented from regional agriculture activities.

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While the study area is located on the lands with highly productive agricultural soils, Atim Creek and wetlands occupy a large area within the study area and as a result, the efficiency of agriculture operations is reduced. Further, the fragmentation of agricultural lands in the immediate area has an impact on the viability of agriculture in the area.

4.0

POTENTIAL IMPACTS ON AGRICULTURE

As previously mentioned, the Town of Stony Plain Municipal Development Plan identifies the study area as an area for Future Urban Development and as such, is protected for future development potential. The study area and the Tussic ASP area are surrounded by current and proposed developments in all directions except for the agricultural lands to the southeast. However, the land to the southeast is also identified as a Future Urban Development Area in the MDP, so it can be expected that these agricultural lands will be phased out over time as new developments are proposed.

Within the study area, approximately 16.0 ha. (39.5 ac.) of land was cultivated in 2018 and another 32.0 ha. (79.1 ac.) is expected to be cultivated from 2019 until the land is developed to accommodate urban growth. Based on the information collected, no agricultural improvements (e.g. irrigation infrastructure and machinery investments) have been installed in the study area. In total, 48.0 ha. (118.6 ac.) will be removed from agricultural production if the study area is developed as contemplated by the Tussic ASP.

5.0

ALTERNATIVE LOCATION ANALYSIS

The study area is located on the lands identified as Future Urban Development Areas in the MDP. The western quarter section of the Tussic ASP is identified as a Residential Area in the MDP and a mix of residential and associated uses in the Southeast ASP. The Tussic ASP is surrounded by existing and proposed developments and future development areas. This location is the most logical next step for development, and the Tussic ASP establishes a framework to guide the future development of the lands and to meet the needs of urban growth in the Town of Stony Plain.

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6.0

MITIGATION MEASURES

The development of the Tussic neighbourhood will be staged over the next 10 - 15 years. The developer, Qualico Communities, is committed to continuing the farm lease until such time that the land is required for development to accommodate urban growth in Stony Plain. This commitment to allow for continued agricultural operations until development occurs, will aid in avoiding the premature fragmentation of agricultural land.

The reality is that the Town of Stony Plain is expected to continue to grow and this area has been identified as an area for Future Urban Development. Given the approved plans and development happening in the areas surrounding the Tussic ASP area, the Tussic ASP area will become a logical and efficient location to extend services and develop when market conditions permit.

The Tussic ASP has been prepared in response to current and expected future housing market trends. The staged development is planned to achieve much higher density targets, slowing the outward growth of urban neighbourhoods into the primarily agricultural land in Parkland County.

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7.0

CLOSURE

This report has been prepared by ParioPlan Inc. for the exclusive use of Qualico Communities. If you have questions or require any further details, please contact the undersigned.

Sincerely, ParioPlan Inc.

Report Prepared by:

Reviewed by:

__________________________________________

__________________________________________

Heather Chisholm, MSc, RPP, MCIP

Armin Preiksaitis, BES, RPP, FCIP

Senior Planner, ParioPlan Inc.

President, ParioPlan Inc.

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Highway 16A

Y

SW 1/4

SE 1/4

30-52-27-4 30-52-27-4

Veterans Boulevard

Golf Course Road

Highway 779 (48 St)

RAILWA

79 Avenue (Hwy 628)

Town of Stony Plain Parkland County

Legend Tussic ASP Area Town of Stony Plain Boundary Part of Southeast ASP Bylaw No. 2519

Figure 1.0 Location Map Agricultural Impact Assessment (SE 30-52-27-W4M)

Tussic ASP Stony Plain, Alberta

AIA Study Area

N.T.S.

N

275 of Date: 873 November 2018 Project No: 15-014


NE 1/4 SEC 30-52-27-4

P

P

Tree Stand

Veterans Boulevard

Golf Course Rd

EX. ATIM CREEK

NW 1/4 SEC 2929-52-27-4

CREEK REALIGNMENT

P

HDR

HDR Highridge Way

SW 1/4 SEC 29-52-27-4

NW 1/4 SEC 30-52-27-4

C P

P

HDR

Cedar Brae

Boundary RV & Auto Storage

HDR

Hwy 628 NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 19-52-27-4

Legend Tussic ASP Boundary

Environmental Reserve (ER)

Collector Road

AIA Study Area Boundary

Stormwater Management Facility / PUL

Arterial Road

Low to Medium Density Residential HDR

C P

Potential High Density Residential Location Potential Commercial Location Potential Pocket Park Location

Park / Open Space / Greenway (MR) School (MR)

Figure 2.0 Development Concept Agricultural Impact Assessment

Road Widening Existing Cedar Brae Site

Proposed Atim Creek Realignment

Existing Boundary RV and Storage Site

Existing Atim Creek

Potential Future Secondary Access

Existing Multi-Use Trail Proposed Multi-Use Trail

*Note: The Boundary RV and Auto Storage Site could be residential or commercial for future development

NW 1/4 SEC 20-52-27-4

(SE 30-52-27-W4M)

Tussic ASP Stony Plain, Alberta

N.T.S. 276 of 873

N

Date: November 2018 Project No: 15-014


Portion of SE 1/4 SEC 30-52-27-4 Portion of SE 1/4 SEC 30-52-27-4 CREEK REALIGNMENT

UTILITY R/W

Portion of SW 1/4 SEC 30-52-27-4

Lot 1, Blk 1 Plan 062 4145

R/W R/W

Portion of SW 1/4 SEC 30-52-27-4

Lot 1 Plan 782 1916

UTILITY R/W

UTILITY R/W

UTI UTILITY LITY

Boundary RV & Auto Storage

CDE 042 1532

UTILITY UTILITY R/W R/W

SW 1/4 SEC 29-52-27-4

Golf Course Rd

EX. ATIM CREEK

Veterans Boulevard

NW 1/4 SEC 2929-52-27-4

NE 1/4 SEC 30-52-27-4

5m ROAD WIDENING

NW 1/4 SEC 30-52-27-4

CDE 042 1532-2

UTILITY R/W UTILITY R/W

UTILITY UTILITY R/W R/W

Hwy 628 NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 19-52-27-4

NW 1/4 SEC 20-52-27-4

Figure 3.0 Study Area Agricultural Impact Assessment

Legend Tussic ASP Boundary

AIA Study Area Boundary Atco ROW Existing Building Road Widening Non Participating Lands

Portion SE 41 Sec 30-52-27-4

(SE 30-52-27-W4M)

Portion SW Sec 30-52-27-4

Portion SE 41 Sec 30-52-27-4

Lot 10, Plan 782 1916

Lot 1, Blk 1, Plan 062 4145

Tussic ASP Stony Plain, Alberta

CDE 042 1532-2

Proposed Atim Creek Realignment

CDE 042 1532

Existing Atim Creek

Portion SW 41 Sec 30-52-27-4 1 4

N.T.S.

N

277 of 873 Date: November 2018 Project No: 15-014


FIBRE OPTICS R/W

R/W UT ILIT Y

E LIN ER SEW

Campbell Driv

C

Hi nt lls

Drive

5590

UTILITY R/W

LOT 1

R/W UTILITY

Glenmanor Crescent

45th Street

R/W

et

ITY

th

Stre

EDGELAND

NE 30-52-27-W4

UTILITY

2

R/W

NE 29-52-27-W4

SW 29-52-27-W4

SE 29-52-27-W4

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R/W

NNW 29-52-27-W4

LOT 1 Crescent

27

2

LOT 1MSR

UTILITY R/W

UTILITY R/W

DRAINAGE R/W

H E DITC INAG DRA

47

50th Street

UTILITY R/W

UTILITY R/W

UTIL

51st Street

UTILITY R/W

UTILITY R/W

UTILITY R/W

UTILITY R/W

UTILITY R/W

R/W

UTILITY R/W

UTILITY R/W

UTILITY R/W

Willow Lane

UTILITY R/W

SOUTHEAST UTILITY R/W

UTILITY R/W

UTILITY R/W

Hillside Way

UTILITY R/W

UTILITY R/W

R/W

Lane

E

ELIN

PIP

1

LOT A

Road

E

SAT

DEN

CON

Golf Course Road

UTILITY R/W

UTILITY R/W

Harvest Bay

UTILITY R/W

UTILITY R/W

UTILITY R/W

7

UTILITY R/W

3 5

6

UTILITY R/W

UTILITY R/W

Harmony Court

West UTILITY R/W

UTILITY R/W

LOT 1

UTILITY R/W

UTILITY R/W

UTILITY R/W

UTILITY R/W

UTILITY R/W

Park

Willow Park Villas

3

High Park Place

2 UTILITY R/W

UTILITY R/W

R/W

R/W ITY

UTIL

UTILI TY

UTILITY R/W

R/W

UTILITY R/W

Close UTILITY R/W

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High Park Close

UTILITY

Heartwood Close

1

4

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UTILITY

R/W

1 Way

2

Willow Park Villas

East

---, 7803

UTILITY R/W

1

5

79th Avenue

SH 628

HWY 628 (TO WHITEMUD DR)

CON PIPE DEN LINE

SATE R/W

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Po

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UTIL

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R/W

UTIL

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2 ESTATES 5 2 R/W

R/W

Wes

R/W

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UTILIT

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4

UTILITY R/W UTILITY R/W

R/W

UTILITY R/W

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R/W ITY UTIL

ITY

R/W

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UTIL

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Westerra Boulevard

UTILITY

R/W

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UTILITY R/W

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3

UTIL

ter ra Terrace

COUNTRY PLAINS

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NE 13-52-28-W4 UTILITY R/W

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NW 19-52-27-W4

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UTILITY R/W

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Figure 4.0 Surrounding Plan Areas Agricultural Impact Assessment Low Density Residential Medium Density Residential High Density Residential Commercial Park/ Open Space

Park/ Municipal Reserve Institutional Stormwater Management Facility Study Area Tussic ASP Boundary

(SE 30-52-27-W4)

Tussic ASP Stony Plain, Alberta

N.T.S.

N

278Date: of 873 November 2018 Project No: 15-014


GOLF COURSE ROADD

HWY 628

CLASS 7

Legend Tussic ASP Boundary

AIA Study Area Boundary Class2

PARKLAND COUNTY

SE 30-52-27-W4

TOWN OF STONY PLAIN BOUNDARYY

CLASS 2

UNUNRATEDD

CLASS 7

Figure 5.0 Parkland County Soil Classification Agricultural Impact Assessment (SE 30-52-27-W4M)

Tussic ASP Stony Plain, Alberta

Class 7 Unrated

N.T.S.

N

279 ofDate: 873November 2018 Project No: 15-014


POLYGON 14325

POLYGON 14319

SE 30-52-27-W4

POLYGON 14330 HWY 628 POLYGON 14325

Legend AIA Study Area Boundary Polygon 14325 Polygon 14330

Figure 6.0 Soil Polygons & Land Suitability Rating System Agricultural Impact Assessment (SE 30-52-27-W4M)

Tussic ASP Stony Plain, Alberta

Polygon 14319

N.T.S.

N

280 of Date: 873 November 2018 Project No: 15-014


NE

NW 1/4 SEC 30-52-27-4

NW 1/4 SEC 2929-53-27-4

NE 1/4 SEC 30-52-27-4

SW 1/4 SEC 29-53-27-4

UTILITY R/W

Veterans Boulevard

UTILITY R/W

Boundary RV & Storage

R/W R/W

UTILITY R/W

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L

H

Cedar Brae

H

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UTILITY UTILITY R/W R/W

UTILITY UTILITY R/W R/W

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Hwy 628 NW 1/4 SEC 19-52-27-4

NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 2053-27-4

Figure 7.0 Tussic ASP Area Topography Agricultural Impact Assessment

Legend Tussic ASP Boundary

Treed Area

AIA Study Area Boundary

Direction of Overland Drainage

Low / Wet Area

Major Contours (2.0m interval)

H

High Point

Minor Contours (0.5m interval)

L

Low Point

Existing Atim Creek

(SE 30-52-27-W4M)

Tussic ASP Stony Plain, Alberta

N.T.S.

N

281 of 873 Date: November 2018 Project No: 15-014


GOLF COURSE ROAD

EX. ATIM CREEK

SW 30-52-27-W4

SE 30-52-27-W4

UTILITY R/W

CREEK REALIGNMENT

UTILITY R/W

R/W

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UTILITY

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Cedar Brae

Boundary RV & Auto Storage

UTILITY R/W

UTILITY R/W

SH 628

HWY 628

Legend Tussic ASP Boundary AIA Study Area Boundary Inferred Groundwater Flow Direction

Figure 8.0 Groundwater Flow & Water Wells Agricultural Impact Assessment (SE 30-52-27-W4M)

Tussic ASP Stony Plain, Alberta

Water Well Proposed Atim Creek Realignment Existing Atim Creek

N.T.S.

N

282 of 873 Date: November 2018 Project No: 15-014


NW 1/4 SEC 30-52-27-4

NE 1/4 SEC 30-52-27-4

NW 1/4 SEC 2929-52-27-4

Golf Course Rd

EX. ATIM CREEK

2.6 ha

1.8 ha

UTILITY R/W

CREEK REALIGNMENT

UTILITY R/W

R/W

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UTILITY

SW 1/4 SEC 29-52-27-4

Veterans Boulevard

3.5 ha

SW 1/4 SEC 30-52-27-4

UTILITY R/W

UTILITY R/W

UTILITY R/W

SE 1/4 SEC 30-52-27-4

Cedar Brae

Boundary RV & Auto Storage

Hwy 628 NW 1/4 SEC 19-52-27-4

NE 1/4 SEC 19-52-27-4

NW 1/4 SEC 20-52-27-4

Figure 9.0 Conceptual Storm Servicing Plan Agricultural Impact Assessment

Legend Tussic ASP Boundary AIA Study Area Boundary Catchment Area

(SE 30-52-27-W4M)

Tussic ASP Stony Plain, Alberta

Proposed Atim Creek Realignment Existing Atim Creek Proposed SWMF Direction of Flow

N.T.S.

N

283 of 873 Date: November 2018 Project No: 15-014


Boundary RV & Storage

Cedar Brae

HWY 628

Figure 10.0 Existing On-Site Features Agricultural Impact Assessment

Legend Tussic ASP Boundary AIA Study Area Boundary Farm Lease Area - 2019

(SE 30-52-27-W4M)

Tussic ASP Stony Plain, Alberta

Area Subject to Topsoil Stripping / Grading - 2019

N.T.S. Access Road (2019) Atim Creek

N

284 of 873 Date: November 2018 Project No: 15-014


NW 30-52-27-W4

SOUTHEAST ASP

Golf Cou rse Roa d

Agricultural

SW 30-52-27-W4 Agricultural

NE 30-52-27-W4

NW 29-52-27-W4

SOUTH CREEK ASP

Agricultural

SE 30-52-27-W4 Agricultural

Farmstead

Cedar Brae

Boundary RV & Storage

Agricultural

NW 19-52-27-W4

Agricultural

Legend Tussic ASP Boundary AIA Study Area Boundary Existing Urban Development

Farmstead

HWY 628

Farmstead

LAKE WESTERRA ESTATES ASP

SW 29-52-27-W4

NE 19-52-27-W4

Agricultural

NW 20-52-27-W4

lain ony P of St y n t w n To ou and C Parkl

SOUTHEAST ASP

Farmstead

Figure 11.0 Surrounding Land Uses Agricultural Impact Assessment (SE 30-52-27-W4M)

Tussic ASP Stony Plain, Alberta

Boundary RV Storage Farmstead

N.T.S.

N

285 of November 873 Date: 2018 Project No: 15-014


UTILITY R/W

UTILITY R/W

R/W

UTILITY R/W

UTILITY

Boundary RV &

UTILITY R/W

UTILITY R/W

UTILITY R/W

Cedar Auto Storage Brae SH 628

Figure 12.0 Existing On-Site Constraints Agricultural Impact Assessment

Legend Tussic ASP Boundary

Flood Plain

AIA Study Area Boundary

Existing Atim Creek

Marsh - Seasonal

Potential Drainage

Marsh - Semi Permanent

Naturally Vegetated Area

(SE 30-52-27-W4M)

Tussic ASP Stony Plain, Alberta

Marsh - Temporary Wooded Swamp- Temporary Dugout / Slough Area

N.T.S.

N

286 of 873 Date: November 2018 Project No: 15-014


REFERENCES Agriculture and Forestry. Alberta Soil Information Viewer (Agrasid). Government of Alberta, 1995-2016, https://soil.agric.gov.ab.ca/ agrasidviewer/. Alberta Environment and Parks. Alberta Water Well Information Database. Government of Alberta, 9 April 2015, http://aep.alberta.ca/water/ reports-data/alberta-water-well-information-database/default.aspx. Alberta Parks. Natural Regions & Subregions of Alberta – A Framework for Alberta’s Parks. Edmonton: Government of Alberta, December 2014. Web. 7 November 2018. https://www.albertaparks.ca/media/6256258/natural-regions-subregions-of-alberta-a-frameworkforalbertas-parks-booklet.pdf. Associated Engineering. Desktop Biophysical and Wetland Assessment at SW and SE 30-52-27 W4M Stony Plain, AB. September 2015. Print. Associated Engineering. Phase I Environmental Site Assessment at SE- & SW-30-52-27-W4M Stony Plain, AB. August 2015. Print. Associated Engineering. Wetland Assessment Impact Report – S-30-52-27 W4M, Stony Plain, AB. 19 June 2017. Print. Environment and Natural Resources. Canadian Climate Normals 1981 – 2010 Station Data. Government of Canada, 20 July 2018, http://climate.weather.gc.ca/climate_normals/results_1981_2010_e.html searchType=stnProv&lstProvince=AB&txtCentralLatMin=0&txtCentralLatSec=0&txtCentralLongMin=0&txtCentralLongSec=0&stnID=18 70&dispBack=0. ParioPlan Inc. Tussic Area Structure Plan (draft). September 2018. Print. Toma & Bouma Management Consultants and Stantec. Parkland County Future of Agriculture Study - Final Report. 30 June 2016. Web. 7 November 2018.

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Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

5.

Supporting Material and Studies for Bylaw 2598/D&P/18 Tussic Area Structure Plan e. Desktop Biophysical and Wetland Assessment

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REPORT Qualico Communities

Desktop Biophysical and Wetland Assessment at SW and SE 30-52-27 W4M Stony Plain, AB

September 2015

289 of 873


CONFIDENTIALITY AND Š COPYRIGHT This document is for the sole use of the addressee and Associated Engineering Alberta Ltd. The document contains proprietary and confidential information that shall not be reproduced in any manner or disclosed to or discussed with any other parties without the express written permission of Associated Engineering Alberta Ltd. Information in this document is to be considered the intellectual property of Associated Engineering Alberta Ltd. in accordance with Canadian copyright law. This report was prepared by Associated Engineering Alberta Ltd. for the account of Qualico Communities. The material in it reflects Associated Engineering Alberta Ltd.â&#x20AC;&#x2122;s best judgement, in the light of the information available to it, at the time of preparation. Any use which a third party makes of this report, or any reliance on or decisions to be made based on it, are the responsibility of such third parties. Associated Engineering Alberta Ltd. accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this report.

290 of 873


REPORT

Table of Contents

SECTION

PAGE NO.

Table of Contents

i

List of Tables

ii

List of Figures

iii

1 2

3

4

Introduction

1-1

1.1

1-3

Regulatory Context

Methods

2-1

2.1

Desktop Assessment

2-1

2.2

Field Verification

2-3

Results

3-1

3.1

Soils

3-1

3.2

Vegetation

3-1

3.3

Wildlife

3-2

3.4

Aquatic Resources

3-3

Implications for Development

4-1

4.1

Municipal Development Considerations

4-1

4.2

Work Near Water

4-2

4.3

Work in Upland Areas

4-5

Closure References Appendix A - Historical Aerial Photographs Appendix B - Site Photographs

i 291 of 873


Qualico Communities

List of Tables

PAGE NO. Table 1-1 Table 2-1 Table 3-1 Table 3-2 Table 3-3

Environmental legislation Imagery used to identify and estimate wetland class Provincial and federal status of wildlife species observed within a 5 km radius of the project area Provincial and federal status of fish species observed within a 5 km radius of the project area Aerial imagery findings relative to precipitation data

1-4 2-3 3-2 3-4 3-5

ii p:\20153481\00_qualico_stony_pla\environmental_sciences\04.00_environmental_assessments\biophysical\final\updated september 11\rpt_desktopbpwt_qualico_20150911.docx

292 of 873


List of Figures

List of Figures

PAGE NO. Figure 1-1 Figure 1-2 Figure 3-1 Figure 3-2 Figure 3-3

Project location Compensation ratios under the Alberta Wetland Policy Environmental sensitivities The in-filled wetland area within SW 30-52-27 W4M facing northwest (July 28, 2015) The in-filled wetland area within SW 30-52-27 W4M facing west (July 28, 2015)

1-2 1-7 3-3 3-6 3-7

iii 293 of 873


REPORT

1

Introduction

Associated Engineering Ltd. completed this desktop biophysical and wetland assessment for Qualico Communities (Qualico) associated with the development of two quarter sections within the Town of Stony Plain; SW and SE 30-52-27 W4M (the project area; Figure 1-1). The intent of this report is to provide an overview of the biophysical attributes of the project area, including any environmental constraints that might affect development of the property. The assessment reviewed existing natural features on the property (including wetlands), and previously documented fish and wildlife records. The purpose of the wetlands portion of the work was to provide Qualico with approximate areas and values for the wetlands identified in the project area and estimated replacement costs, for planning purposes. To verify certain findings of the desktop review, a brief field visit was conducted at the end of July 2015. This report includes the following: 路 general regulatory requirements that are expected to affect development in the project area; 路 methods used for the desktop biophysical and wetland assessment, and the field investigation; 路 results of the desktop assessment and field verification; and 路 potential environmental implications of developing the property.

1-1 294 of 873


THIS DRAWING IS FOR THE USE OF THE CLIENT AND PROJECT INDICATED - NO REPRESENTATIONS OF ANY KIND ARE MADE TO OTHER PARTIES

IF NOT 25 mm ADJUST SCALES 25 mm

SCALE(S) SHOWN ARE INTENDED FOR LETTER (8.5x11) SIZE DRAWINGS UNLESS NOTED OTHERWISE

Highway 16A

44 Ave

31

36

52-27-W4M

52-28-W4M

Graybriar Dr

49 Ave

RR 275

Golf Course Rd

30

25

52-27-W4M

52-28-W4M

79 Ave

Legend:

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, StudyIGN, Area CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGP, swisstopo, and the GIS User Community AE PROJECT No. SCALE APPROVED DATE REV DESCRIPTION

2015-3481.000.100 1:20,000

"=

"=

P:\20153481\00_Qualico_Stony_Pla\Environmental_Sciences\04.00_Environmental_Assessments\Biophysical\00_GIS\ArcMap\Figure1-1.mxd DATE: 7/28/2015, ST

48 St

Fairway Dr

2015JUL28 ISSUED FOR REPORT

FIGURE No. 1-1 QUALICO DESKTOP BIOPHYSICAL & WETLAND ASSESSMENT SITE LOCATION SW & SE 30-52-27-W4M

295 of 873


1 - Introduction

1.1

REGULATORY CONTEXT

Several pieces of environmental legislation affect land development in Alberta. These laws can be categorized as those that require approvals prior to development (legislative approvals), and those that regulate other actions (legislative constraints). Environmental legislative requirements that are anticipated to apply to the proposed development of the project area are outlined below and in Table 1-1. Wetland Regulations All waterbodies, including wetlands, are regulated under the provincial Water Act. Permanent waterbodies are owned by the Crown and are also regulated under the Public Lands Act. If development is anticipated to result in the alteration or destruction of a waterbody, appropriate approvals must be obtained prior to disturbance. Water Act approvals that relate to the alteration or destruction of wetlands also trigger the Alberta Wetland Policy, which may require replacement of wetlands affected by development. The new Alberta Wetland Policy (Government of Alberta 2013a) came into effect as of September 1, 2014, and this policy stipulates specific wetland assessment processes and replacement ratios (Figure 1-2). The following steps are required prior to obtaining Water Act Approval for alteration or destruction of wetlands: 1. Completion of a full Wetland Impact Assessment and calculation of the anticipated replacement requirements; 2. Application for Water Act Approval with the supporting Wetland Impact Assessment; and 3. Completion of replacement/compensation requirements. Several options are available as wetland replacement: 路 direct wetland restoration (returning a disturbed area to a wetland); 路 wetland creation (creating a wetland where one did not previously exist); 路 wetland enhancement (improving an existing wetland); and 路 non-restorative measures (through education programs). In-lieu payments to Ducks Unlimited Canada can also be part of replacement options, and the compensation ratios depend on the final value of the wetlands and takes into consideration the value of any replaced wetlands (Figure 1-2). The value of a wetland is based on its ratings for functional groups, which include biodiversity and ecological health, water quality improvement, hydrologic function, human uses, and relative abundance. The relative abundance factor takes into account wetland loss in the region and adjusts the value of the wetland in question based on historical loss. This metric is applied to the project area as a whole and may modify the wetland class by increasing or decreasing the value of wetlands. Defining final wetland values and delineating wetland boundaries are typically steps in a full Wetland Impact Assessment, whereas this biophysical and wetland assessment was a preliminary overview assessment of wetlands and other environmental considerations within the property. Associated Engineering Ltd. has provided compensation costs as a preliminary planning tool only, and these estimates are based mainly on desktop results.

1-3 296 of 873


REPORT

Table 1-1 Environmental legislation Act Title and Description

General Practices for Complying with the Act

Fisheries Act Any activities with potential to cause harm to fish or fish habitat are regulated under this Act.

Any construction near water may require approval through Fisheries and Oceans Canada (DFO). Depending on the scope of impact and quality of fish habitat, the project may require a fish habitat assessment and/or fish habitat compensation. Specifics: Projects near water require a self-assessment, a project review by DFO, or an Authorization by DFO. a Note: The Measures to Avoid Causing Harm to Fish and Fish Habitat must be implemented to reduce the risk of harming fish and fish habitat.

Historical Resources Act (Alberta) Archaeological and paleontological resources are regulated under this Act.

Consultation with Alberta Culture and Tourism is required prior to the start of development activities that overlap with Historical Resource Value listings. Project details are provided to Alberta Culture and Tourism in a Historical Resources Application submitted through the Online Permitting and Clearance (OPaC) system. Historical Resources Impact Applications may be required by Alberta Culture and Tourism

Environmental Protection and Enhancement Act (EPEA) (Alberta) Any development with potential for environmental contamination is regulated under this Act.

Any potential sources for environmental contamination on a development project (e.g. industrial facilities, stormwater management, sewer lines), may be subject to Registration/Approval under the EPEA. Specifics: Actions to comply with the EPEA range from a notification of proposed work relating to an existing EPEA approval, to amendment of an existing approval, to submission of a new EPEA approval application. Note: At minimum, a notification is required for outfalls and for any changes to water treatment or wastewater systems.

Species at Risk Act (SARA) Activities with potential to impact a species at risk / species of concern and / or its habitat are regulated under this Act.

Consider whether any SARA-scheduled wildlife and fish species are known to occur in the project area. If a species at risk will be handled during the project (i.e. during fish salvage), a permit is required under SARA.

Migratory Birds Convention Act Any activities that involve removal of

The nesting window for a project area is determined by the specific Bird Conservation Regionb within which the project occurs. If vegetation clearing is required during the 1-4 297 of 873


1 - Introduction

Act Title and Description

General Practices for Complying with the Act

vegetation or migratory bird habitat during nesting seasons are regulated under this Act.

nesting season, a qualified environmental professional may undertake surveys for migratory birds and their nests, provide recommendations for operating around migratory birds, and establish appropriate buffers (zones where no construction activities, equipment, or personnel are permitted) around nests for as long as the qualified environmental professional deems it necessary. Note: Special considerations apply to raptors, as detailed in the Alberta Wildlife Act.

Wildlife Act (Alberta) Wilful molestation, disruption, or destruction of wildlife, or a house, nest, or den of wildlife, are all prohibited by this Act. This Act makes special provisions for the protection of raptors and their nests/habitat.

A desktop assessment may be completed to identify wildlife species that are present in and around any proposed work sites. Mitigating actions to avoid impacting wildlife may be implemented. Surveys for houses, nests, or dens of wildlife, and specific surveys for raptors and their nests may be completed if wildlife have potential to be present in/near the project area.

Weed Control Act (Alberta) This Act regulates the specific weed species that are listed in Schedule 1 (prohibited noxious weeds) and 2 (noxious weeds). The Act requires the destruction of Schedule 1 noxious weeds and the control of Schedule 2 noxious weeds. It prohibits the spread and proliferation of weeds.

A weed management plan for the proposed project may be developed to outline details for employing weed control measures on work sites. Specifics: Do not transport equipment with potential to be carrying weed plant material without first thoroughly cleaning the equipment. Destroy all prohibited noxious weeds on lands occupied by the project proponent. Control all noxious weeds on lands occupied by the project proponent. Note: Maintain a copy of the Alberta Invasive Plant Identification Guide on work sites to identify suspect plants.c

Agricultural Pests Act (Alberta) Species with potential to interfere with agricultural productivity are regulated under this Act. The Act requires that measures be employed to mitigate the spread of scheduled pest species and pathogens.

A desktop assessment of potential pest species and pathogens may be conducted. Appropriate measures to mitigate their spread should be employed. Note: Clubroot (a disease caused by the parasite Plasmodiophora brassicae) has been identified in some parts of Alberta. d If present, equipment and tools must be disinfected before leaving work sites and soil spoil may only be disposed of in a manner designated and/or approved by local jurisdictions. 1-5 298 of 873


Qualico Communities

Act Title and Description Land Use Bylaw (Town of Stony Plain)

General Practices for Complying with the Act The project area lies within the Town of Stony Plain, and is currently zoned as Urban Reserve.e Land use for this zone is restricted to agriculture and agricultural-related f buildings (specifically, â&#x20AC;&#x153;parks, athletic fields, and storage for shipping containersâ&#x20AC;?). Note: If the intended end land use is anything other than the above purposes, the area must be re-zoned prior to development. Before the area can be redeveloped, the Town g requires an area structure plan (ASP).

a

Government of Canada. 2013. Measures to Avoid Causing Harm to Fish and Fish Habitat. Fisheries and Oceans Canada. http://www.dfompo.gc.ca/pnw-ppe/measures-mesures/index-eng.html (accessed July 21, 2015). b Government of Canada. 2014. General Nesting Periods of Migratory Birds in Canada. Environment Canada. https://www.ec.gc.ca/paomitmb/default.asp?lang=En&n=4F39A78F-1#_01_3 (accessed July 21, 2015). c Government of Alberta. 2012. Alberta Invasive Plant Identification Guide: Prohibited Noxious and Noxious. Alberta Agriculture and Rural Development. http://www.edmonton.ca/for_residents/PDF/Weed_Identification_Book.pdf (accessed July 21, 2015). d Government of Alberta. 2009. Clubroot Infested Areas in Alberta. Alberta Agriculture and Rural Development. http://www1.agric.gov.ab.ca/$department/deptdocs.nsf/all/prm12945 (accessed July 21, 2015). e Town of Stony Plain. 2013. Land Use Districts Map. http://www.stonyplain.com/Assets/Planning+$!26+Infrastructure/Planning+Maps/LandUse-Districts-Map-2013-09.pdf (accessed July 21, 2015). f Town of Stony Plain. 2014. Land Use Bylaw 2355/LUO/08. http://www.stonyplain.com/Assets/Corporate+Services/Legislative+Services/Bylaws/I+to+L/Land+Use+Bylaw+(2014-03).pdf (accessed July 21, 2015). g Town of Stony Plain. 2015. Application to Adopt or Amend. Area Structure Plan (ASP). http://www.stonyplain.com/Assets/Planning+$!26+Infrastructure/Notices$!2c+Forms+and+Brochures/Bylaw+Amendments+or+Adoptions/Appli cation+to+Adopt+or+Amend+an+Area+Structure+Plan+(2014-07).pdf (accessed July 21, 2015).

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Figure 1-2 Compensation ratios under the Alberta Wetland Policy Source: Alberta Wetland Policy (Government of Alberta 2013a).

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REPORT

2

Methods

2.1

DESKTOP ASSESSMENT

Review of Publicly Available Information The biophysical assessment was completed by reviewing available information from the following data sources to identify potential environmental constraints in the project area: · Fish and Wildlife Management Information System (FWMIS); · Alberta Conservation Information Management System (ACIMS); · Historical Resources Act Listings; · Agricultural Region of Alberta Soil Inventory Database (AGRASID); · Water Act/EPEA Authorization Viewer; · Environmentally Significant Areas; · Alberta Merged Wetland Inventory; · Alberta Flood Hazard Map Application; and · public aerial imagery collections. These searches provided general site information as well as information on previously detected fish and wildlife in the area (including sensitive species), environmentally sensitive zones, and soil characteristics. Preliminary Wetland Delineation and Classification The most recent updated version of the Wetland Policy (Government of Alberta 2013a) guidelines were used for this assessment. As of August 2, 2015, the new wetland classification tool (the Wetland Rapid Evaluation Tool [WRET]) had not been made available by Alberta Environment and Parks (AEP). In the absence of this tool, all other guidelines and protocols that AEP recommends for assessing wetlands were used to make accurate estimates regarding the wetlands within the project area. As noted, the work was limited to a desktop assessment and focused field verification. Imagery, precipitation data, and GIS layers for the project area were reviewed. The Alberta Merged Wetland Inventory was used as a tool to assess wetland locations from the desktop level (Government of Alberta 2015a). The data available were interpreted to identify the potential extent of wetlands within the study area. Wetland classes were approximated and in-lieu replacement costs were estimated. The AEP Guide for Assessing the Permanence of Wetland Basins was used to guide interpretation (Government of Alberta 2014a). Other methods for determining wetland boundaries included identifying areas where planting of crops was avoided, or areas where there was a lack of vegetation clearing, a change in crop appearance, and/or evidence of salinity. Aerial and satellite information for the project area was obtained from AEP, Google Earth™, and Bing TM (Table 2-1; Google Earth 2015; Bing 2015). Precipitation data for the years 1967 to 2013 were obtained from the nearest climate station, which was approximately 10 km from the project area at 53⁰32’51.006”N 114⁰06’30.090”W (Government of Canada 2014a). These data were used to determine the relative wetness of the land in each aerial image compared to historical precipitation values. The online public

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aerial imagery that was reviewed to determine wetland boundaries is not illustrated in this report; however, historical aerial photos are included in Appendix A. As mentioned, confirmation of wetland type and classification requires a full Wetland Impact Assessment, and this requires a more extensive field component than this preliminary assessment involved. However, for this report, Associated Engineering Ltd. established probabilities of wetland presence and corresponding approximate wetland values. Wetland areas were delineated and assigned to one of three categories: 1. “Wetland” (90% confidence) – This category identifies areas where, based on the review of aerial photography and other published information, there is a high likelihood of confirming a wetland during a field verification. 2. “Probable Wetlands” (70% confidence) – This category identifies areas that are suspected to be wetlands based on vegetation changes, water presence, soils, or land use changes. 3. “Potential Wetlands” (20% confidence) – This category identifies areas with characteristics that suggest they could be identified as wetlands during field verification; however, the characteristics identified during the desktop assessment alone are insufficient to determine presence or absence of a wetland. For each wetland, two scenarios for wetland disturbance and compensation were considered (see descriptions in Section 4). For each wetland, a cost range for each scenario was estimated (i.e. approximate maximum and minimum cost) based on the highest likely class for the wetland and the lowest likely class for the wetland. Note that the Government of Alberta may increase the wetland class of an area by applying the relative abundance factor (see Section 1.1) if there is a relative lack of wetland abundance within the project’s watershed or region. Relative abundance was not assessed as part of this review.

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Table 2-1 Imagery used to identify and estimate wetland class Month/Year of Image

Type

Scale and Type

August 1950

AEP stereo aerial imagery

1:40,000; black and white

May 1962

AEP stereo aerial imagery

1:31,680; black and white

June 1972

AEP stereo aerial imagery

1:6,000; black and white (showing SW 30-52-27 W4M)

June 1972

AEP stereo aerial imagery

1:6,000; black and white (showing SE 30-52-27 W4M)

September 1982

AEP stereo aerial imagery

1:30,000; black and white

April 1991

AEP digital aerial imagery

1:8,000; black and white

April 1991

AEP digital aerial imagery

1:25,000; black and white

May 2011

AEP digital aerial imagery

1:20,000; black and white

August 2011

Google EarthTM imagery

N/A; colour

TM

May 2013

Google Earth

imagery

N/A; colour

September 2013

Google EarthTM imagery

N/A; colour

2.2

FIELD VERIFICATION

The field verification was conducted on July 28, 2015 to confirm certain key desktop-level results regarding the wetlands. The intent was to determine presence/absence of wetlands and provide information on the presence of standing water, types of vegetation, and soil characteristics (from a few select shallow soil pits). Since the field visit occurred late in the growing season, and since there has been minimal precipitation in the area, it was considered unlikely that lower-class wetlands would contain standing water. In such cases, wetlands were confirmed by assessing site hydrology, vegetation and soils. Specifically, wetland vegetation was assessed by identifying plants and confirming each species tolerance for or obligation to waterlogged soils. The U.S. Army Corps of Engineersâ&#x20AC;&#x2122; State of Montana 2014 Wetland Plant List (US Army Corps of Engineers 2014) document was used in the absence of an Alberta plant list. Soils were assessed by determining texture and colour. As well, observations were made regarding water saturation of soil and evidence of reduction or oxygenation of soils. In addition to the field assessment of wetland areas, other environmental sensitivities within the project area were observed and noted, including wildlife uses or likely habitat, potential fish habitat, and development considerations related to these.

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REPORT

3

Results

The project area is within the Town of Stony Plain and within the Parkland natural region and Central Parkland natural sub-region of Alberta (Government of Alberta 2006, 2014b). This natural sub-region is 2 approximately 53,706 km with an average elevation of 750 m (range, 500 m â&#x20AC;&#x201C; 1,250 m) (Government of Alberta 2006). The project area is not located within an environmentally significant area (ESA) (Government of Alberta 2014c). The nearest ESA is Wagner Natural Area, which is approximately 15 km northeast (Government of Alberta 2014c). 3.1

SOILS

Soils in this sub-region are typically black Chernozems with significant occurrences of Solonetzic soils (Government of Alberta 2006). The project areaâ&#x20AC;&#x2122;s natural soils are Chernozems, with occurrences of Solonetzic soils due to human disturbance. The soils now have an Ap horizon, which is defined as soils having undergone anthropogenic disturbances (Government of Alberta 2006, AbaData 2015). Eighty percent of this soil correlation area (SC10) is Chernozemic soils and 20% is organic soils (Government of Alberta 2014d). Organic soils are typical of specific forms of wetlands, such as fens and bogs. Clubroot Clubroot is a parasitic disease caused by the parasite Plasmodiophora brassicae, which affects the roots of crucifer crops, including canola and mustard (Government of Alberta 2013b). Parkland County has a high infestation rate of clubroot (over 50 fields confirmed); therefore, there is high potential that the property soil contains clubroot (Canola Council of Canada 2015a). Historical Resources The project area contains no historical resource values (Government of Alberta 2014e). 3.2

VEGETATION

Vegetation communities within the northern area of the Central Parkland natural sub-region are typically dominated by trembling aspen (Populus tremuloides), balsam poplar (Populus balsamifera), and white spruce (Picea glauca) (Government of Alberta 2006). Understory species can include Saskatoon (Amelanchier alnifolia), prickly rose (Rosa acicularis), beaked hazel (Corylus cornuta), and various forbs and grasses (Government of Alberta 2006). Wetland vegetation can include cattail (Typha latifolia), willows (Salix sp.), sedges (Carex sp.), and bulrushes (Juncus sp.) (Government of Alberta 2006). Vegetation clearing in this region of Alberta has been primarily due to agricultural activities, but urban development has also contributed. Results from the Alberta Conservation Information Management System (ACIMS) revealed no species, ecological communities or landform elements of rare or conservation concern in the project area (Government of Alberta 2014f). The absence of element occurrences in ACIMS does not conclusively 3-1 304 of 873


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indicate that there are no occurrences in the area; the search result could indicate that very few inventories/surveys have been done in the project area. Natural species on site included species common to this natural sub-region as well as arum-leaved arrowhead (Sagittaria cuneata), slough grass (Beckmannia syzigachne), and various grass species in the riparian or aquatic areas. Invasive species noted included Canada thistle (Cirsium arvense) and common dandelion (Taraxacum officinale). The agricultural uses are for wheat and faba beans (See Appendix B for site photographs). The vegetation within the project area (including the “Naturally Vegetated Area” indicated in Figure 3-1) has potential to provide habitat and food sources for a number of wildlife species, including migratory birds. 3.3

WILDLIFE

While no wildlife species were documented within a 2 km radius of the project area, several species have been observed within a 5 km radius (Table 3-1; Government of Alberta 2014b). The project area lies within the following sensitive wildlife zones: the Sharp-Tailed Grouse Survey Area and the Sensitive Raptor Ranges (Government of Alberta 2014b). The noted sensitive raptor ranges specifically refer to bald eagle (Haliaeetus leucocephalus). While no bald eagles have been seen within the project area or the vicinity, Bald Eagles are typically found near rivers and lakes (National Geographic 2002 ). Bald eagles are listed provincially as “Sensitive” (as of 2010), but their status federally (as of 1984) is “Not At Risk” (Government of Alberta 2015b; COSEWIC 2015). The project area also includes grasslands and woodland edges which are considered habitat for sharp-tailed grouse (Tympanuchus phasianellus) (National Geographic 2002) . See Section 4.3 for mitigation measures and best management practices to avoid harm. Provincial Protection Several of the wildlife species are considered provincially sensitive; however, none of these are listed in Schedule 6 of the Wildlife Act. The provincial advisory committee for sensitive species (Alberta’s Endangered Species Conservation Committee [ESCC]) has recommended that barred owl (Strix varia) be listed as “Special Concern” (Table 3-1). The barred owl nesting period can start as early as December and continue until April (Cornell University 2015). Sharp-tailed grouse, also listed as “Sensitive” under the Alberta Wild species status search, are not listed by Alberta’s ESCC (Government of Alberta 2014g, 2015b). Breeding behaviour, or lekking, can start as early as March and continue until mid-July (Government of Alberta 2011). See section 4.3 for mitigation measures and best management practices to avoid harm. Federal Protection Several of the bird species are migratory birds and are, therefore, protected under the Migratory Birds Convention Act (MBCA) (Table 3-1). Only the short-eared owl (Asio flammeus) has a federal listing under the Species at Risk Act. Short-eared owls are migratory birds with a nesting period in April and early June (Government of Canada 2015).

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RR 275

SCALE(S) SHOWN ARE INTENDED FOR LETTER (8.5x11) SIZE DRAWINGS UNLESS NOTED OTHERWISE

Golf Course Rd

30

52-27-W4M

79 Ave (Twp Rd 628)

Legend:

r

Animal Den

Old Dugout

Atim Creek

Slough Area

Potential Drainage

Created Wetland

Flood Plain

Potential Wetland

Naturally Vegetated Area

Probable Wetland

Study Area

Wetland Previously Filled Probable Wetland

Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, Previously Filled Wetland CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community 52-27-W4M AE PROJECT No. SCALE APPROVED DATE REV DESCRIPTION

2015-3481.000.100 1:10,000

"=

19

"=

THIS DRAWING IS FOR THE USE OF THE CLIENT AND PROJECT INDICATED - NO REPRESENTATIONS OF ANY KIND ARE MADE TO OTHER PARTIES

P:\20153481\00_Qualico_Stony_Pla\Environmental_Sciences\04.00_Environmental_Assessments\Biophysical\00_GIS\ArcMap\Figure3-1.mxd DATE: 8/3/2015, ST

IF NOT 25 mm ADJUST SCALES 25 mm

FIGURE No. 3-1

2015AUG03

QUALICO DESKTOP BIOPHYSICAL & WETLAND ASSESSMENT

ISSUED FOR REPORT

ENVIRONMENTAL SENSITIVITIES

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Table 3-1 Provincial and federal status of wildlife species observed within a 5 km radius of the project area Common Name

Scientific Name

Migration Status

Provincial Status

Federal Status

General Status of Alberta Wild Speciesa

Albertaâ&#x20AC;&#x2122;s Endangered Species Conservation Committeeb

Wildlife Regulation Schedule c 6

COSEWIC d

Species at Risk Act Schedule 1e

barred owl

Strix varia

Nonmigratory

Sensitive

Special Concern

N/A

N/A

N/A

black tern

Chlidonias niger

Migratory

Sensitive

N/A

N/A

Not At Risk

N/A

least flycatcher

Empidonax minimus

Migratory

Sensitive

N/A

N/A

N/A

N/A

sharptailed grouse

Tympanuchus phasianellus

Nonmigratory

Sensitive

N/A

N/A

N/A

N/A

short-eared owl

Asio flammeus

Migratory

May Be At Risk

N/A

N/A

Special Concern

Schedule 1

sora

Porzana carolina

Migratory

Sensitive

N/A

N/A

N/A

N/A

Canadian toad

Bufo hemiophrys

N/A

May Be At Risk

Data Deficient

N/A

Not At Risk

N/A

a

Government of Alberta. 2015. Wild Species Status Search 2010. http://esrd.alberta.ca/fish-wildlife/species-at-risk/wildspecies-status-search.aspx (accessed July 22, 2015). b. Government of Alberta. 2014. Species Assessed by Albertaâ&#x20AC;&#x2122;s Endangered Species Conservation Committee. http://esrd.alberta.ca/fish-wildlife/species-at-risk/documents/SpeciesAssessed-Endangered-Jul18-2014.pdf (accessed July 22, 2015). c Government of Alberta. 2015. Wildlife Regulation, Wildlife Act. http://www.qp.alberta.ca/documents/Regs/1997_143.pdf (accessed July 22, 2015). d Committee on the Status of Endangered Wildlife in Canada (COSEWIC). 2015. Wildlife Species Search. http://www.cosewic.gc.ca/eng/sct1/index_e.cfm (accessed July 22, 2015). e Government of Canada. 2015. Species at Risk Public Registry. A to Z Species Index. http://www.sararegistry.gc.ca/sar/index/default_e.cfm (accessed July 22, 2015).

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3.4

AQUATIC RESOURCES

Government databases and field surveys indicate that Atim Creek flows through SE 30-52-27 W4M, with a small portion of the creek running through SW 30-52-27 W4M (Government of Alberta 2014b). Atim Creek flows from Longhurst Lake, approximately 7 km upstream of the project area, to Atim Lake, approximately 16 km downstream. Atim Creek is a mapped waterbody north of Stony Plain; however, within the project area this creek is unmapped and by default it is a Class D waterbody with no restricted activity period; (Government of Alberta 2014h). A previous fish survey conducted within the project area in 2009 captured no fish (Government of Alberta 2014b). No fish species have been documented within 2 km of the project area; however, several fish species were previously documented within 5 km in systems that are hydrologically connected to Atim Creek (Table 3-2) (Government of Alberta 2014b). None of the fish species noted within a 5 km radius of the project area are listed provincially or federally (Table 3-2). While provincial flood hazard mapping has identified no flood risk within the project area (Government of Alberta 2014i), municipal flood mapping has identified that the area is within “flood risk and flood fringe overlay” for Atim Creek (Town of Stony Plain 2013). At the time of the field verification, Atim Creek was flowing north through the project area. The following plant species were observed in the creek bed and shore area: · balsam poplar (Populus balsamifera); · willow (Salix sp.); · cattail (Typha latifolia); · water hemlock (Cicuta sp.); · arum-leaved arrowhead (Sagittaria cuneata); · slough grass (Beckmannia syzigachne); · grass species (Poa sp.); · sedges (Carex sp.); · dandelion (Taraxacum officinale); and · Canada thistle (Cirsium arvense).

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Table 3-2 Provincial and federal status of fish species observed within a 5 km radius of the project area Scientific Name

Common Name

Provincial Status

Federal Status d

General Status of Alberta Wild a Species

Albertaâ&#x20AC;&#x2122;s Endangered Species Conservation Committeeb

Wildlife Regulation, c Schedule 6

COSEWIC

Species at Risk Act, e Schedule 1

brassy minnow

Hybognathus hankinsoni

Undetermined

N/A

N/A

N/A

N/A

brook stickleback

Culaea inconstans

Secure

N/A

N/A

N/A

N/A

fathead minnow

Pimephales promelas

Secure

N/A

N/A

N/A

N/A

finescale dace

Phoxinus neogaeus

Undetermined

N/A

N/A

N/A

N/A

lake chub

Couesius plumbeus

Secure

N/A

N/A

N/A

N/A

pearl dace

Margariscus margarita

Undetermined

N/A

N/A

N/A

N/A

spottail shiner

Notropis hudsonius

Secure

N/A

N/A

N/A

N/A

white sucker

Catostomus commersonii

Secure

N/A

N/A

N/A

N/A

a

Government of Alberta. 2015. Wild Species Status Search 2010. http://esrd.alberta.ca/fish-wildlife/species-at-risk/wildspecies-status-search.aspx (accessed July 22, 2015). b. Government of Alberta. 2014. Species Assessed by Albertaâ&#x20AC;&#x2122;s Endangered Species Conservation Committee. http://esrd.alberta.ca/fish-wildlife/species-at-risk/documents/SpeciesAssessed-Endangered-Jul18-2014.pdf (accessed July 22, 2015). c Government of Alberta. 2015. Wildlife Regulation, Wildlife Act. http://www.qp.alberta.ca/documents/Regs/1997_143.pdf (accessed July 22, 2015). d Committee on the Status of Endangered Wildlife in Canada (COSEWIC). 2015. Wildlife Species Search. http://www.cosewic.gc.ca/eng/sct1/index_e.cfm (accessed July 22, 2015). e Government of Canada. 2015. Species at Risk Public Registry. A to Z Species Index. http://www.sararegistry.gc.ca/sar/index/default_e.cfm (accessed July 22, 2015).

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3.4.1

Wetland Assessment

Within the property there is approximately 11 ha of wetlands and surface water features (Figure 3-1). The preliminary assessment concludes that potentially 9.43 ha of these wetlands are likely to require compensation under the Water Act (i.e. compensation is likely to exclude the dugout and associated manmade wetland area; see subsections below), however the final area for compensation will be determined during a detailed Wetland Impact Assessment. Because of the exceptionally low precipitation and dry conditions of 2015 (Edmonton Journal 2015), the boundaries established for the wetlands were heavily based on the historical data as opposed to field findings. As described, the Alberta Merged Wetland Inventory was used at desktop level, and based on this several wetlands classified as “marshes” were identified within the project area (Government of Alberta 2015a). The preliminary wetland classes identified in the area are discussed below. Precipitation Trends The years of the historical photographs all had normal precipitation values (i.e. values within ±1 standard deviation of the mean; Table 3-3); however, most of the photograph years from 1967 – 2013 (excluding 2007 due to incomplete data collected) were above the average precipitation value. This could mean that the wetlands appear larger than normal in the aerial photographs from these years due to the wet conditions. Table 3-3 Aerial imagery findings relative to precipitation data Aerial Photograph (year)

Precipitation Trend*

Difference from Average Precipitation (mm)**

1950

No precipitation data available

N/A

1962

No precipitation data available

N/A

1972

Normal

12.4

1982

Normal

79.2

1991

Normal

44.3

2011

Normal

5.10

2013

Normal

-1.82

*Normal is within ±1 standard deviation; Above normal is above +1 standard deviation; Below normal is below -1 standard deviation. **Average is based on total precipitation from 1967 – 2013 not including data from 1998 and 2007 due to incomplete data sets.

Preliminary Wetland Classification As described in Section 2.1, each potential wetland identified was classified as one of three probability categories. The property was found to contain 0.24 ha of “wetlands”, 2.12 ha of “probable wetlands”, and 7.07 ha of “potential wetlands”, for a total of 9.43 ha of compensatable wetland area (Figure 3-1).

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The field verification revealed that one desktop-identified wetland area (identified via present-day historical imagery) was a dugout (Figure 3-1). Over time, the dugout has expanded and wetland-like habitat has formed in the areas adjacent to the dugout. Historical aerial imagery indicates that no wetland existed in the dugout location prior to its construction. Man-made wetlands do not require a Water Act Approval or compensation for destruction or alteration (S. Cholach, personal communication, 2015). Within the project area, such areas are the old dugout, a slough, and created wetlands, these wetlands were not included in the total area for potential compensation (Figure 3-1). Previously Filled Wetland One wetland in the northwest portion of SW 30-52-27 W4M was identified at desktop level. The field investigation revealed that this area had been in-filled (Figures 3-2 and 3-3). Several of the historical aerial photographs (as far back as 1962) show this area as a wetland (Appendix A). There are no Water Act approvals within this quarter section; therefore, this wetland appears to have been filled in without authorization by the Government of Alberta. The current landowner may be held accountable for the infilled wetland, and may be required to compensate for this wetland loss; AEP should be consulted for further information.

Figure 3-2 The in-filled wetland area within SW 30-52-27 W4M facing northwest (July 28, 2015)

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Figure 3-3 The in-filled wetland area within SW 30-52-27 W4M facing west (July 28, 2015) For the purposes of planning, Section 4 of this report includes (1) calculation of potential in-lieu payment costs that may be incurred for disturbing all the wetlands in the project area, and (2) a second scenario in which the high-value (high class) wetlands are left undisturbed. Neither of these scenarios includes costs for the in-filled wetland; however, it is possible that AEP will require compensation for this area. Additionally, as noted above, the dugout, slough, and created wetlands were also not included in the compensation cost estimate.. Note that compensation costs could be reduced by avoiding wetlands and/or preserving any wetland function currently on the property, and potentially through the creation of stormwater ponds (pending AEP approval). Stormwater Ponds A Water Act Approval within NE 30-52-27 W4M (owned by Qualico) provides for the creation, operation and management of a stormwater management facility north of the property; outside the project area. The Approval certificate itself incorrectly states that it is for SE30 (within the project area of this report); however, the accompanying report and drawings clearly describes and depicts the stormwater pond in NE30. The error has been clarified with AEP (G. Ross. personal communication, 2015). If a new stormwater pond is proposed for the project area, it may have implications for wetland compensation (see Section 4). There are no Environmental Protection and Enhancement Act (EPEA) Approvals within either quarter section (Government of Alberta 2012a).

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REPORT

4

Implications for Development

Overall, the biophysical and wetland assessment revealed several environmental sensitivities in the project area that may affect development. The following considerations are discussed in more detail in the subsections below: · municipal development limitations; · work near water (i.e. Atim Creek); · wetlands; · wildlife habitat (vegetation on the property offers potentially valuable habitat for wildlife, including migratory birds); · presence of federally listed wildlife species; and · potential for spreading clubroot. 4.1

MUNICIPAL DEVELOPMENT CONSIDERATIONS

While the Town of Stony Plain has no specific wetland bylaw, there are bylaws concerning the development of property within the town boundary. The project area is currently zoned as “urban reserve” (Town of Stony Plain 2013). In this zone, activities are restricted to agricultural uses, accessory buildings, homes, parks and athletic fields, shipping containers and signage (Class A) (Town of Stony Plain 2014a). If the purpose of developing the project area is outside these activities, then the project area must be re-zoned. In some circumstances, an Area Structure Plan is required prior to submitting a re-zoning permit. The Area Structure Plan must include the following (Town of Stony Plain 2015): · site conditions including topography, natural and man-made constraints to development; · identification and protection of natural areas, archaeological or historically significant areas; · future land uses, lot sizes and area population; · location of parks, green spaces, and multi-use trail systems; · external and internal transportation networks; · proposed water distribution system; · proposed development plan; and · other requirements deemed appropriate by the Town Council. Under the Town’s Land Use Bylaw, work taking place in areas adjacent to Atim Creek, or any other watercourse, will comply with the regulations of the Flood Risk and Flood Fringe Overlay (Town of Stony Plain 2014a). Restrictions in this flood risk area include no new buildings or structures or storage of chemicals (Town of Stony Plain 2014b). Within the Flood Risk and Flood Fringe Overlay, the only permitted land uses are extensive agriculture parks; discretionary uses include golf courses; perpendicular road crossings; and the use of existing buildings (Town of Stony Plain 2014b). Specifically, the development authority can request that the area be developed to provide the following (Town of Stony Plain 2014b): · a deeper stream channel; · a drainage outlet with mitigation to achieve no net loss of flood storage; and · reclamation and naturalization of the drainage area.

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Once the Area Structure Plan is completed, a re-zoning permit can be submitted. Subdivision of the project area can be arranged along with a development permit, and development can then begin. In addition to this process, the Town of Stony Plain has an Environmental Stewardship Strategy as part of its Community Sustainability Plan. This stewardship strategy has no specific wetland conservation requirements; however, it does include a water conservation strategy. This water conservation plan focuses largely on household uses but specifically states that users must comply with the Alberta Government’s Water for Life Strategy (Town of Stony Plain 2007). This strategy involves three main goals: safe, secure drinking water; healthy aquatic ecosystems; and reliable water quality supplies for a sustainable economy (Government of Alberta 2015a). 4.2

WORK NEAR WATER

Atim Creek As mentioned, Atim Creek mostly flows through SE 30-52-27 W4M, and a small portion of the creek flows within SW 30-52-27 W4M. While no fish were identified in the project area or within 2 km of the project area, the creek is hydrologically connected to watercourses/waterbodies that are known to be fish-bearing (Table 3-2). Fish presence must be assumed within the project area and the Fisheries and Oceans Canada (DFO) Measures to Avoid Causing Harm to Fish and Fish Habitat must be implemented for any work in or near the watercourse (Government of Canada 2013). As part of this protection of fish habitat, sedimentation into the watercourse should be minimized by installing erosion and sediment control devices, and monitoring for turbidity should be done during any instream work that is required. Specifically, the development plan should include an erosion and sediment control plan. Additionally, all waterbodies and their bed and shore are owned by the Government of Alberta, meaning that an approval under the Public Lands Act will be required to conduct any work within the creek bed and shore. The Town of Stony Plain Land Use Districts Map (2013) identifies Atim Creek and the surrounding area as “Flood Risk and Flood Fringe Overlay.” Development should be set back from this area to avoid impacts for any future flooding events. Developing away from this area will leave in place the natural vegetation that acts as a flood mitigation, and this will decrease flood impacts further downstream. In the event that development within the Flood Risk and Flood Fringe Overlay cannot be avoided, the Town of Stony Plain may require additional measures to be installed or created to offset for the natural area being removed. It is recommended that development within the project area avoid Atim Creek and the Flood Risk and Flood Fringe Overlay. If this cannot be avoided, the Town of Stony Plain may require an Area Structure Plan. Best management practices should include proper maintenance of equipment, and the requirement that all fueling and cleaning locations be set back at least 100 m from all waterbodies (see Section 4.3 for more information). Wetlands The preliminary assessment indicates that there are approximately 9.43 ha of wetlands on the property, and these range in permanence and class (Section 3.4.1). The noted wetland area that has been in-filled is excluded from this wetland area calculation.

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Legal requirements for wetlands: Permissions are required under the Water Act and Public Lands Act for disturbance to the wetlands. A Crown-claimability request must be submitted to the Government of Alberta to inform whether subsequent permissions under the Public Lands Act will be required (i.e. disposition applications), and whether significantly permanent wetlands on the property would allow for development. The outcome of the Crown-claimability request, along with a Wetland Impact Assessment (based on the new Alberta Wetland Policy [2013a]) and any compensation plans (i.e. plans for compensation wetland construction; or plans for in-lieu payments to Ducks Unlimited Canada) must be submitted to the Government of Alberta to obtain a Water Act Approval to develop any wetlands that cannot be avoided. For wetlands on the property that are proposed to be disturbed, the wetland loss may either be replaced by the proponent (i.e. constructed compensation wetlands with monitoring), or in-lieu compensation may be paid to Ducks Unlimited Canada. If wetland disturbance can be avoided, the largest and highest-class wetlands should be considered for conservation. Below are approximate calculations of in-lieu payment and associated rationale for two scenarios: 1. All wetlands on the property are disturbed; and 2. All except the highest class of wetlands are disturbed (i.e. “wetland” in Figure 3-1). Note: The scenarios below do not include the area or costs related to the noted in-filled wetland area. AEP may require that compensation for that wetland be paid by the current landowner. 1. All wetlands on the property are disturbed. 1 If the per-hectare compensation cost is assumed to be $18,000, then the following approximate range of compensation costs may apply: $201,780 to $267,660. This range is derived from approximate, preliminary wetland classifications that are based on the following assumptions pertinent to the wetlands classified in this assessment: Approximate minimum compensation cost for disturbing all wetlands ($201,780 for 11.21 ha): · “wetland” areas are Class B (with corresponding 4:1 compensation ratios); · “probable wetlands” are Class C/D (with a median compensation ratio of 1.5:1, from 2:1 [Class C] and 1:1 [Class D]; and · “potential” wetlands are ephemeral and non-compensable Class D (1:1 compensation ratio). Approximate maximum compensation cost for disturbing all wetlands ($267,660 for 14.87 ha): · “wetland” areas are Class A/B (with a median compensation ration of 6:1, from 8:1 [Class A] and 4:1 [Class B]); · “probable wetlands” are Class B/C (with a median compensation ratio of 3:1, from 4:1 [Class B] and 2:1 [Class C]; and · “potential” wetlands are Class D (1:1 compensation ratio).

1

The final cost will need to be confirmed with Ducks Unlimited Canada if in-lieu compensation is the preferred compensation option.

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2. All wetlands on the property are disturbed, except for the highest class of wetlands (i.e. “Wetlands” in Figure 3-1 are avoided). If the per-hectare compensation cost is assumed to be $18,000, 2 then the following approximate range of compensation costs may apply: $184,500 to $241,740. This range is derived from approximate, preliminary wetland classifications that are based on the following assumptions pertinent to the wetlands classified in this assessment: Approximate minimum compensation cost for disturbing all but the highest-class wetlands ($184,500 for 10.25 ha): · “probable wetlands” are Class C/D (with a median compensation ratio of 1.5:1, from 2:1 [Class C] and 1:1 [Class D]; and · “potential” wetlands are ephemeral and non-compensable Class D (1:1 compensation ratio). Approximate maximum compensation cost for disturbing all but the highest-class wetlands ($241,740 for 13.43 ha): · “probable wetlands” are Class B/C (with a median compensation ratio of 3:1, from 4:1 [Class B] and 2:1 [Class C]; and · “potential” wetlands are Class D (1:1 compensation ratio). Best management practice for wetland development: Target disturbance to wetlands to occur outside the breeding windows for wildlife species that may be using the riparian habitat (i.e. amphibians, birds and mammals). As explained in Section 1.1, with the relative abundance factor for wetlands applied to the project area region, the wetland classes could change, and such changes would alter the replacement ratios. This factor was not available at the time of this report, thus, the adjusted costs could not be estimated. Considering the development and extensive agricultural uses in the area, it is likely that the relative abundance factor will increase the value of the wetlands, and therefore increase the replacement ratios. In addition to the Alberta Wetland Policy, some of the wetlands within the project area are subject to flood events from Atim Creek. Given that wetlands act as natural flood mitigation by storing flood waters, this flooding area could increase greatly if wetlands in the project area are destroyed or in-filled. Regular flood events from fish-bearing waters in the area could also mean that some of the wetlands are fish-bearing. In this case, prior to development within these wetlands, a fish survey may be completed to determine the presence of fish species. If fish are found to be present, a fish salvage will need to be completed prior to destruction of the wetlands or construction within them. Stormwater Ponds If a stormwater pond is planned to be constructed on the property, and it is designed to function as a constructed wetland, it may be considered by the agency as compensation and reduce the in-lieu payment

2

The final cost will need to be confirmed with Ducks Unlimited Canada, if in-lieu compensation is the preferred compensation option.

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required for wetland disturbance. Construction of a stormwater pond at the site of an existing wetland may be considered wetland “modification” rather than complete “elimination”. If this approach is used, a stormwater plan, with detailed drawings including soil and vegetation information, will be requested by AEP as part of the Water Act Approval for wetland disturbance. A few considerations for planning a stormwater pond in this context: · Constructed wetlands should have the following ideal specifications · shallow open water depth of 2 m or less · side slopes that are as shallow as possible, ideally 15:1, though slightly steeper slopes may be accepted for a constructed wetland. · Salvaging vegetation and soil material from disturbed wetlands may improve wetland features of the new storm water pond. · Wetland soil may be stockpiled during disturbance and used in construction of the stormwater pond. This characteristic wetland soil should have physical parameters (e.g. pH) and nutrients that encourage subsequent wetland development. Furthermore, the soil should contain seed banks from wetland vegetation that may take time and effort to replicate artificially. · Vegetation to be planted within and around the new stormwater pond should mimic the original wetlands as much as possible. A Wetland Impact Assessments will provide reference lists of existing species that can subsequently be used in stormwater pond construction. 4.3

WORK IN UPLAND AREAS

Wildlife and Wildlife Habitat The project area contains several areas where natural vegetation remains (Figure 3-1). These areas provide habitat for a variety of wildlife species, including migratory and non-migratory birds, small mammals, amphibians and reptiles. Construction and management of this project area should assume presence of the species listed in Table 3-1. The Town of Stony Plain falls within Bird Conservation Region B4, with a migratory bird nesting period of April 9 – August 31 (Government of Canada 2014b). During this nesting period, vegetation clearing cannot occur unless a qualified environmental professional has conducted a bird nesting survey and determined that no active nests are present within the clearing area. If active nests are present, a buffer zone (size dependant on species) must be placed around the nest. Clearing activities cannot occur within this zone until the young have fledged the nest and the qualified environmental professional deems it acceptable. Vegetation clearing should avoid sensitive timing windows and should not be conducted between February and August. If it is not possible to avoid clearing activities in this period, a bird nesting survey should be completed a few days prior by a qualified environmental professional. Additionally, conversations should be initiated with the local biologist to gain better understanding of the wildlife in the region and to undertake all necessary surveys prior to development. Since the area is located within Sharp-Tailed Grouse Survey Area, a lek survey should be conducted. This should be done between March and mid-May (Government of Alberta 2013c). Leks will remain active until

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mid- to late June, and should be avoided to minimize disturbance. The Government of Alberta has published Recommended Land Use Guidelines for Protection of Selected Wildlife Species and Habitat within Grasslands and Parkland Natural Regions of Alberta (2011). These recommendations include setback distances for leks based on the level of disturbance or type of work. Furthermore, individual birds, their eggs and active nests are protected under the Alberta Wildlife Act. The project area lies within Sensitive Raptor Ranges, particularly the range of bald eagle. Set-back distances for sensitive raptors’ nests, including bald eagle, peregrine falcon (Falco peregrinus), golden eagle (Aquila chrysaetos), prairie falcon (Falco mexicanus), and ferruginous hawk (Buteo regalis), remain at 1000 m regardless of the level of disturbance (type of work) during the period March 15 – July 15 (Government of Alberta 2011). Since a short-eared owl has been observed within a 5 km radius of the project area, construction plans should include mitigation measures to minimize disturbance to short-eared owl habitat. Specifically, this includes surveys during the owl nesting period from February to April by a qualified environmental professional to determine whether there are any active nests. Owl nesting surveys (February – April) should be conducted using call playback surveys, while migratory bird surveys (April – August) can be ground based detection surveys. While handling short-eared owls or their nests is not anticipated as part of the proposed work, if necessary, a Species at Risk Act permit will be required to handle this species due to their federal status. If any active nests are found during surveys, a buffer zone (size is species-dependant) must be placed around the nest. Canadian toad was recorded within 5 km of the project area (Government of Alberta 2009b). This species is not listed provincially or federally (Table 3-1). For due diligence, to protect a potentially vulnerable species, it is recommended that an amphibian salvage be completed prior to any instream work or work within a wetland. Weed and Pest Control The spread of weedy plant species and plant pests (i.e. clubroot) should be minimized through proper soil handling and equipment care. Equipment should be cleaned prior to mobilization, and stockpiles should be seeded with a native grass seed mixture. Site monitoring should be conducted during and after construction to maintain native species within the project area. Reclamation of any disturbed areas will minimize the spread of invasive species post-construction. Prohibited noxious weeds on the site must be destroyed immediately and noxious weeds must be controlled as per the Weed Act. A full list of prohibited noxious and noxious weeds can be found in the Alberta Invasive Plant Identification Guide (2012a). To prevent the spread of clubroot disease, proper sanitation of equipment should be practiced during ground disturbance activities. Practical actions that can prevent clubroot include the following (Canola Council of Canada 2015b): · knocking or scraping off soil lumps and sweeping off loose soil from equipment; · washing equipment with a power washer, preferably with hot water or steam; · misting equipment with weak disinfectant (1-2% household bleach solution); · avoiding the use of straw bales from infested or suspicious areas;

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¡ ¡

planting clubroot-resistant vegetation on fields with no history of clubroot (this can be useful when clubroot is present nearby); and using direct seeding and other soil conservation practices to reduce erosion (note that resting spores move readily in soil transported by wind or water erosion and overland flow).

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REPORT

Closure

This report was prepared for the Qualico Communities to describe environmental sensitivities and wetlands present within S 30-52-27 W4M within the Town of Stony Plain, and to make recommendations regarding these relative to development. The recommendations can be summarized as follows: • Development should avoid Atim Creek and the surrounding Flood Risk and Flood Fringe Overlay area. • Wetlands should be avoided as much as possible. • Vegetation clearing should be minimized as much as possible, and any clearing that is necessary should occur between September and January. • Best management practices for equipment and soil/soil handling should be applied during any development. The services provided by Associated Engineering Alberta Ltd. in the preparation of this report were conducted in a manner consistent with the level of skill ordinarily exercised by members of the profession currently practicing under similar conditions. No other warranty expressed or implied is made. Respectfully submitted,

Reviewed by:

Prepared by:

A1(

P

Molly Penzes, B.Sc., AIT Environmental Scientist

Associated Engineering

c Erin Rooney, B.Sc.,( .Biol., WAES Senior Biologist \ Regional Manager, Environmental Sciences Division

61.03Al PERSPEC LOCAI FOCUS.

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REPORT

References

AbaData 2.0. 2015. Mapping Tool. Abacus Datagraphics. Red Deer, AB. http://abadata.ca/ (accessed July 21, 2015). Bing. 2015. Mapping Tool. (accessed July 21, 2015). Canola Council of Canada. 2015a. Clubroot. Affected Regions. http://archive.canolacouncil.org/clubroot/affected_regions.aspx (accessed July 22, 2015). Canola Council of Canada. 2015b. Control Clubroot. http://archive.canolacouncil.org/clubroot/control_clubroot.aspx#manage (accessed July 23, 2015). Cholach, S. 2015. Personal communication (telephone conversation). Water Administration Technologist. Regional Approvals. Alberta Environment and Parks. Government of Alberta. Committee on the Status of Endangered Wildlife in Canada (COSEWIC). 2015. Wildlife Species Search. http://www.cosewic.gc.ca/eng/sct1/index_e.cfm (accessed July 22, 2015). Cornell University. 2015. The Cornell Lab of Ornithology. FAQ: Bird Cams â&#x20AC;&#x201C; Barred Owl. http://www.allaboutbirds.org/page.aspx?pid=2688#top (accessed July 22, 2015). Edmonton Journal. 2015. Driest spring in 50 years sparks drought fears in Edmonton region, June 12, 2015. http://www.edmontonjournal.com/Driest+spring+years+sparks+drought+fears+Edmonton+region/11 130974/story.html (accessed 5 August 2015). Google Earth. 2015. Mapping Tool. (accessed July 21, 2015). Government of Alberta. 2006. Natural Regions and Subregions of Alberta. http://www.albertaparks.ca/media/2942026/nrsrcomplete_may_06.pdf (accessed July 22, 2015). Government of Alberta. 2009a. Clubroot Infested Areas in Alberta. Alberta Agriculture and Rural Development. http://www1.agric.gov.ab.ca/$department/deptdocs.nsf/all/prm12945 (accessed July 21, 2015). table Government of Alberta. 2009b. Wild Species: Canadian toad (Bufo hemiophrys). http://esrd.alberta.ca/fishwildlife/wild-species/amphibians/toads/canadian-toad.aspx (accessed July 22, 2015). Government of Alberta. 2011. Recommended Land Use Guidelines for Protection of Selected Wildlife Species and Habitat within Grassland and Parkland Natural Regions of Alberta. http://esrd.alberta.ca/fish-wildlife/wildlife-land-use-guidelines/documents/WildlifeLandUseSpeciesHabitatGrasslandParkland-Apr28-2011.pdf (accessed July 22, 2015). Government of Alberta. 2012a. Authorization Viewer Search. https://avw.alberta.ca/ApprovalViewer.aspx (accessed July 21, 2015).

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Government of Alberta. 2012b. Alberta Invasive Plant Identification Guide: Prohibited Noxious and Noxious. Alberta Agriculture and Rural Development. http://www.edmonton.ca/for_residents/PDF/Weed_Identification_Book.pdf (accessed July 21, 2015). Government of Alberta. 2013a. Alberta Wetland Policy. http://www.waterforlife.alberta.ca/documents/Alberta_Wetland_Policy.pdf (accessed July 21, 2015). Government of Alberta. 2013b. Clubroot of Canola – Frequently Asked Questions. http://www1.agric.gov.ab.ca/$department/deptdocs.nsf/all/faq7389 (accessed July 22, 2015). Government of Alberta. 2013c. Sensitive Species Inventory Guidelines. http://esrd.alberta.ca/fishwildlife/wildlife-management/documents/SensitiveSpeciesInventoryGuidelines-Apr18-2013.pdf (accessed July 22, 2015). Government of Alberta. 2014a. Guide for Assessing Permanence of Wetland Basins. http://esrd.alberta.ca/forms-mapsservices/guides/documents/AssessingPermanenceWetlandBasins-Jun27-2014.pdf (accessed July 22, 2015). Government of Alberta. 2014b. Fish and wildlife management information system. Alberta Environment and Sustainable Resource Development. https://maps.srd.alberta.ca/FWIMT_Pub/default.aspx?Viewer=FWIMT_Pub (accessed July 21, 2015). Government of Alberta. 2014c. Environmentally Significant Areas of Alberta – Update September 2014. http://www.albertaparks.ca/albertaparksca/library/environmentally-significant-areas-report.aspx (accessed July 21, 2015). Government of Alberta. 2014d. Alberta Soil Information Viewer (AGRASID). Polygon 14325. Landform Report: Alberta Agriculture and Rural Development, Agrigulture and Agri-Food Canada. http://www4.agric.gov.ab.ca/agrasidviewer/.(accessed July 22, 2015). Government of Alberta. 2014e. Culture and Tourism. Land Use Planning. http://culture.alberta.ca/heritageand-museums/programs-and-services/land-use-planning/ (accessed July 21, 2015). Government of Alberta. 2014f. Alberta Conservation Information Management System. Alberta Tourism, Parks and Recreation. http://www.albertaparks.ca/albertaparksca/management-land-use/albertaconservation-information-management-system-(acims).aspx. (accessed July 21, 2015). Government of Alberta. 2014g. Species Assessed by Alberta’s Endangered Species Conservation Committee. http://esrd.alberta.ca/fish-wildlife/species-at-risk/documents/SpeciesAssessedEndangered-Jul18-2014.pdf (accessed July 22, 2015).

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References

Government of Alberta. 2014h. Codes of Practice: Pipelines/Telecommunication Lines Crossing a Waterbody/Watercourse Crossing. http://esrd.alberta.ca/water/legislation-guidelines/codes-ofpractice-pipelines-telecommunications-lines-crossing-a-water-body-water-course-crossings.aspx (accessed 8 August 2015) Government of Alberta. 2014i. Flood Hazard Mapping. http://esrd.alberta.ca/water/programs-andservices/flood-hazard-identification-program/flood-hazard-mapping.aspx (accessed July 21, 2015). Government of Alberta. 2015a. Healthy Aquatic Ecosystem Reports. Alberta Environment and Parks. http://www.waterforlife.alberta.ca/03325.html (accessed August 5, 2015). Government of Alberta. 2015b. Wild Species Status Search 2010. http://esrd.alberta.ca/fish-wildlife/speciesat-risk/wild-species-status-search.aspx (accessed July 22, 2015). Government of Alberta. 2015c. Wildlife Regulation, Wildlife Act. http://www.qp.alberta.ca/documents/Regs/1997_143.pdf (accessed July 22, 2015). Government of Canada. 2013. Measures to Avoid Causing Harm to Fish and Fish Habitat. Fisheries and Oceans Canada. http://www.dfo-mpo.gc.ca/pnw-ppe/measures-mesures/index-eng.html (accessed July 21, 2015). Government of Canada. 2014a. Climate. Historical Climate Data. http://climate.weather.gc.ca/ (accessed July 21, 2015). Government of Canada. 2014b. Environment Canada. General Nesting Periods of Migratory Birds in Canada. http://www.ec.gc.ca/paom-itmb/default.asp?lang=En&n=4F39A78F-1#_03 (accessed July 21, 2015). Government of Canada. 2015. Species at Risk Public Registry. Species Profile: Short-eared owl. http://www.sararegistry.gc.ca/species/speciesDetails_e.cfm?sid=60 (accessed July 22, 2015). Ross, G. 2015. Personal communication (telephone conversation). Administrative Support (Records Officer). Alberta Environment and Parks. Government of Alberta. The US Army Corps of Engineers. 2014. State of Montana 2014 Wetland Plant List. http://rsgisias.crrel.usace.army.mil/nwpl_static/data/DOC/lists_2014/States/pdf/MT_2014v1.pdf (accessed July 23, 2015). Town of Stony Plain. 2007. Environmental Stewardship Strategy. Section 6. http://www.stonyplain.com/Assets/Planning+$!26+Infrastructure/Environment/Stony+Plain+Environ mental+Stewardship+Strategy.pdf (accessed July 23, 2015).

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Town of Stony Plain. 2013. Land Use Districts Map. http://www.stonyplain.com/Assets/Planning+$!26+Infrastructure/Planning+Maps/Land-UseDistricts-Map-2013-09.pdf (accessed July 21, 2015). Town of Stony Plain. 2014a. Land Use Bylaw. 2355/LUO/08. Page 205. http://www.stonyplain.com/Assets/Corporate+Services/Legislative+Services/Bylaws/I+to+L/Land+U se+Bylaw+(2014-03).pdf (accessed July 22, 2015). Town of Stony Plain. 2014b. Land Use Bylaw. 2355/LUO/08. Section 57. Pages 136 â&#x20AC;&#x201C; 139. http://www.stonyplain.com/Assets/Corporate+Services/Legislative+Services/Bylaws/I+to+L/Land+U se+Bylaw+(2014-03).pdf (accessed July 22, 2015). Town of Stony Plain. 2015. Application to Adopt or Amend: Area Structure Plan (ASP). http://www.stonyplain.com/Assets/Planning+$!26+Infrastructure/Notices$!2c+Forms+and+Brochure s/Bylaw+Amendments+or+Adoptions/Application+to+Adopt+or+Amend+an+Area+Structure+Plan+( 2014-07).pdf (accessed July 22, 2015).

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Appendix A - Historical Aerial Photographs

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Photograph A-1. Aerial imagery taken on August 20, 1950 of S30-52-27-W4M.

Photograph A-2. Aerial imagery taken on May 8, 1962 of S30-52-27-W4M.

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Photograph A-3. Aerial imagery taken on June 19, 1972 of SW30-52-27-W4M.

Photograph A-4. Aerial imagery taken on June 19, 1972 of SE30-52-27-W4M.

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Photograph A-5. Aerial imagery taken on September 3, 1982 of S30-52-27-W4M.

Photograph A-6. Aerial imagery taken on April 17, 1991 of S30-52-27-W4M.

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Photograph A-7. Aerial imagery taken on April 17, 1991 of S30-52-27-W4M.

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REPORT

Appendix B - Site Photographs

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Photograph B-1. Near township road 275 facing south west at storage facility within SE30-52-27-W4M.

Photograph B-2. Old dugout facing west within SE30-52-27-W4M.

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Photograph B-3. Slough area north west of old dugout facing north west.

Photograph B-4. Surface soil within slough area showing heavy mottling.

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Photograph B-5. Potential drainage area facing north west towards Atim Creek.

Photograph B-6. Atim Creek within SE30-52-27-W4M facing west.

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Photograph B-7. Scat observed within Atim Creek bank.

Photograph B-8. Arum-leaved arrowed (Sagittaria cuneata) within Atim Creek.

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Photograph B-9. Previously filled in wetland located north west of SW30-52-27-W4M.

Photograph B-10. Wetland south west of treed area in SW30-52-27-W4M.

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Photograph B-11. Animal den found within SW30-52-27-W4M.

Photograph B-12. Probable white tailed deer (Odocoileus virginianus) track in the road ditch adjacent the project area.

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Photograph B-13. Bohemian waxwing (Bombycilla garrulus) observed within the project area.

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Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

5.

Supporting Material and Studies for Bylaw 2598/D&P/18 Tussic Area Structure Plan f. Geotechnical Investigation

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J.R. Paine & Associates Ltd. CONSULTING AND TESTING ENGINEERS EDMONTON — GRANDE PRAIRIE — PEACE RIVER

17505 - 106 Avenue Edmonton, Alberta T5S 1E7 May 6, 2016 File No. 1439-32 STONY PLAIN DEVELOPMENTS LTD. 3203 — 93 Street NW Edmonton, Alberta T6N OB2 ATTENTION: Jamie Kitlarchuk, CPT Dear Sir: Re:

Geotechnical Investigation Proposed Area Structure Plan SW and SE 30-52-27-W4M Golf Course Road and 79 Avenue Stony Plain, Alberta

Please find enclosed our report with respect to the above noted investigation. In brief, this report presents the general soil conditions and preliminary geotechnical recommendations for the proposed neighbourhood development. Thank you for the privilege of providing this service to your organization. We will be pleased to meet with you to review the contents of this report at your convenience. Yours truly, J.R. PAINE & ASSOCIATES LTD.

Benjamin Burke, E.I.T. H:\DATA 2015 \ 1439 Associated Engineering\1439-32 Geo Inv - ASP, SW & SE 30-52-27-4\r2722sto.doc

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J.R. Paine and Associates Ltd.

ii

REPORT NO: 1439-32

______________________________________________________________________________

GEOTECHNICAL INVESTIGATION PROPOSED AREA STRUCTURE PLAN SW AND SE 30-52-27-W4M GOLF COURSE ROAD AND 79 AVENUE STONY PLAIN, ALBERTA

______________________________________________________________________________

______________________________________________________________________________ MAY 2016

J. R. PAINE & ASSOCIATES LTD. 17505 - 106 Avenue NW Edmonton, Alberta T5S 1E7

PHONE: 780-489-0700 FAX: 780-489-0800 ______________________________________________________________________________

Geotechnical Investigation

Proposed Area Structure Plan

File No.1439-32 340 of 873


J.R. Paine and Associates Ltd.

iii REPORT NO: 1439-32

GEOTECHNICAL INVESTIGATION PROPOSED AREA STRUCTURE PLAN SW AND SE 30-52-27-W4M GOLF COURSE ROAD AND 79 AVENUE STONY PLAIN, ALBERTA

TABLE OF CONTENTS 1.0

INTRODUCTION ...............................................................................................................1

2.0

SITE DESCRIPTION ..........................................................................................................2

3.0

FIELD INVESTIGATION ..................................................................................................5

4.0

LABORATORY TESTING.................................................................................................6

5.0

SOIL CONDITIONS ...........................................................................................................6 5.1 Geologic Site Overview ...........................................................................................6 5.2 General Site Soil Conditions....................................................................................6

6.0

GROUNDWATER CONDITIONS .....................................................................................9

7.0

RECOMMENDATIONS ...................................................................................................11 7.1 General Site Suitability for Residential Development ...........................................11 7.2 Site Preparation and Grading .................................................................................12 7.3 Residential Housing Units .....................................................................................14 7.4 Preliminary Building Foundations .........................................................................16 7.5 Underground Utilities ............................................................................................17 7.6 Surface Utilities .....................................................................................................19 7.7 Cement ...................................................................................................................22 7.8 Stormwater Retention Pond ...................................................................................23

8.0

CLOSURE .........................................................................................................................24

A P P E N D I C E S ........................................................................................................................1

Geotechnical Investigation

Proposed Area Structure Plan

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J.R. Paine & Associates Ltd.

Page 1 of 24

GEOTECHNICAL INVESTIGATION PROJECT:

Proposed Area Structure Plan

LOCATION:

SW and SE 30-52-27-W4M Golf Course Road and 79 Avenue Stony Plain, Alberta

CLIENT:

STONY PLAIN DEVELOPMENTS LTD. 3203 â&#x20AC;&#x201C; 93 Street NW Edmonton, Alberta T6N 0B2

ATTENTION:

Jamie Kitlarchuk, CPT

1.0

INTRODUCTION This report presents the results of the subsurface investigation made on the site of the

proposed neighbourhood development in Stony Plain, Alberta. The objective of the investigation was to determine the subsoil data for use in the geotechnical planning and design aspects of the subject neighbourhood. Authorization to proceed was received from Graham Sterparn, P.Eng., FCSCE of Associated Engineering Alberta Ltd. on July 2, 2015. Due to existing crops within the subject site, testhole work for the project was delayed; the testholes within SE 30-52-27-W4M were completed on September 30, 2015 and those within SW 30-52-27-W4M were completed on November 16, 2015. This investigation was a preliminary study to support the Area Structure Plan for the planned neighbourhood. Separate, additional geotechnical investigations will be required for subdivision stage developments. It should be noted that environmental concerns, previous land use issues and slope stability are beyond the scope of this report.

Geotechnical Report Review In addition to the current testhole drilling, previous geotechnical investigations and reports were reviewed as part of this investigation. The previous geotechnical investigations and reports were found during a review of JRP files for the subject area and from the files of the participating owner. The previous testhole data was utilized as part of this investigation. The site plans and testhole data from the reports have been attached in the appendix of this report. The following reports were reviewed and utilized:

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Preliminary Geotechnical Assessment, SE 30-52-27-4, Undershultz Lands, 79 Avenue and Boundary Road, Stony Plain, Alberta, dated July 4, 2006, JRP File #1166-252.

Preliminary Geotechnical Assessment, E ½ of SE30-52-27-W4M, 79th Avenue & Boundary Road, Stony Plain, Alberta, dated September 14, 2006, JRP File #1166-255.

Preliminary Geotechnical Assessment, SW 30 (Southeast portion) 52-27 W4M, North of SH #628 & East of Golf Course Road, Stony Plain, Alberta, dated December 31, 2006, JRP File#1166-261.

2.0

SITE DESCRIPTION The proposed neighbourhood development encompasses roughly 118 hectares within two

quarter sections immediately north of 79th Avenue and east of Golf Course Road, in Stony Plain, Alberta. The legal description of the study area includes the entirety of the southwest and southeast quarters of Section 30-52-27-W4M (SW 30 and SE 30), excluding a condo within SW 30 and an RV storage yard within SE 30. It is believed that this area will be made up of mostly residential area and feature some commercial development. At the time of this report, stormwater management facilities (SWMFs) were planned for a low-lying area within SE 30. However, at the time of preparation of this report, the exact numbers and locations of the SWMFs had not yet been determined as an Area Structure Plan (ASP) was still in the process of being prepared.

Current Site Conditions At the time of the study, the majority of the area was cultivated, undeveloped farm land, with significant treed areas in the SW 30 and a sparse line of trees on the west edge of SE 30. Atim Creek was located within the west portion of SE 30, with shallow water levels noted. Outside of the treed areas, at the time of the investigation, the site was comprised of cultivated fields.

The

majority of the site boundary was not fenced, however fences were noted around the nearby condo facility and RV storage yard. The land surface over the site would be considered rolling topography with the maximum change in elevation across the site estimated to be 7 metres. The general rolling terrain contained within the site resulted in occasional localized low lying areas in many portions of the site. No standing water was noted at the time of the investigation, outside of the shallow water in Atim Creek. However, several lower lying areas noted over portions of the site may feature some water,

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although the water may only be present during wet weather periods. In general, the areas of highest elevation were found near the west boundary of SW 30 and isolated low areas were noted near the centre of the site and in the south portion of SE 30. Access to the site was gained via an existing access path north of 79th Avenue. Travel around the site was possible for normal, wheeled vehicles. However, travel across Atim Creek was not possible due to the depth and width of the creek.

Coal Mine Atlas Review Coal mining information of the area was found using the Alberta Coal Mine Atlas ST45 made available by Energy Resources Conservation Board.

No records of any coal mines were

noted within 15 kilometres of the subject site. Coal mining related issues should not be a concern for this site and were not investigated further.

Aerial Photography Review Several sets of aerial photography taken between 1950 and 1992, covering the subject site and surrounding areas, were obtained from the Alberta Sustainable Resource Development Library. Copies of the 5 air photos reviewed are included in Appendix E. The photos were compared to identify any signs of disturbances within the site. The Air Photos reviewed are as follows:

Photo Date

Roll

Line

Photo #

Scale

August 20, 1950

AS 135

5309

36

1:40,000

May 8, 1962

AS 818

83

70

1:31,680

July 20, 1973

AS 1248

12

289

1:31,680

September 3, 1982

AS 2648

36

186

1:20,000

August 13, 1992

AS 4346

17

19

1:20,000

From the review of the site information, a development history in the immediate vicinity of the subject property was obtained. The history as learned from the review, in general point form, was as follows:

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1950 The site is cleared farmland, with farmsteads noted within LSD 3 and 1. Atim Creek runs through the site from south to north is roughly the same location as present day, the creek path has apparently been man-altered, as it is very straight with some 90 degree turns. Due to the scale of the photo it is difficult to discern whether any water is present in the creek . Isolated low areas are scattered throughout SE 30 and LSD 6, with no standing water evident in this late summer photo. Some natural drainage patterns can be discerned: there is a drainage path from 79th Avenue to the trees near the centre of SW 30 and a large depression west of the farmstead within LSD 1. The surrounding area is predominantly undeveloped with scattered farms and acreages noted in all directions. Some commercial and residential development is present to the northwest approximately 1.2 kilometres away. 1962 The 1962 photo revealed only small changes to the site and surrounding area. The photo was taken in the spring, likely following a significant rainfall event, and gives a clearer picture of drainage patterns and topography. The site itself is largely unchanged from the 1950 photo. Standing water is visible in parts of LSDs 1, 5 and 6, with other small, isolated puddles noted throughout the site. The two farmsteads noted in the 1950 photo are still present. An apparently manmade drainage ditch can be seen traversing SE 30 from the farmstead in LSD 1 to Atim Creek. 1973 The 1973 photo revealed only small changes to the site and surrounding area. The photo was taken in the summer, with standing water noted near the north boundary of LSD 5 and also within LSD 1 at the location of the wetland which is still present today. No significant development in the surrounding area was noted. 1982 The 1982 photo revealed no significant changes to the site but did show some development in the surrounding area. The site remains undeveloped agricultural land, with gently rolling topography and isolated low areas.

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Several new homes are now present to the south and southeast of the site, over 1.5 kilometres away. A new homestead is visible within part of SW 30, at the location of the present day condo development. 1992 The 1992 photo revealed no significant changes to the site but did show some development in the surrounding area. The site remains undeveloped agricultural land, with gently rolling topography and isolated low areas. Several new homes are now present to the north and northwest of the site, over 400 metres away. A new homestead is visible within part of SW 30, at the location of the present day condo, southwest of the subject site. 3.0

FIELD INVESTIGATION The soils investigation for this project was undertaken on two separate dates with the SE Âź

completed on September 30 and the SW Âź completed on November 16, 2015 utilizing a truck mounted drill rig owned and operated by SPT Drilling Ltd. A total 14 testholes were drilled at locations shown on the attached site plan. The testholes were advanced to a depth of 8.8 or 11.9 metres below ground surface. The testhole layout was selected and located by J. R. Paine & Associates Ltd. (JRP).

Following drilling, the testholes were surveyed by J.R Paine and

Associates Ltd. for horizontal location and elevation utilizing a Trimble GPS Unit The testholes were advanced with 150 millimetre diameter solid stem augers in 1.5 metre increments. A continuous visual description, which included the soil types, depths, moisture, transitions, and other pertinent observations, was recorded on site.

Disturbed samples were

removed from the auger cuttings at 750 millimetre intervals for laboratory testing. Standard Penetration Tests c/w split spoon sampling was also performed at regular 1.5 metre intervals. Following the current drilling operation, slotted piezometric standpipes were inserted into all testholes for water table level determination. The testholes were backfilled with cuttings, with bentonitic seals placed at the surface. Water table readings for Testholes 2015-01 through 2015-05 were obtained on October 6 and 14, 2015, approximately 7 and 15 days after drilling had been completed.

Water table readings for Testholes 2015-06 through 2015-14 were obtained on

November 23 and 30, 2015, approximately 7 and 14 days after drilling had been completed.

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LABORATORY TESTING All disturbed bag samples returned to the laboratory were tested for moisture content. In

addition, the plastic and liquid Atterberg Limits, grain size analyses and soluble soil sulphate concentrations were determined on selected samples. Lab results are included on the attached testhole logs located in the Appendix. 5.0

SOIL CONDITIONS

5.1

Geologic Site Overview Geological review of the site was based on information provided in the Quaternary Geology

of Central Alberta conducted by I. Shetsen, 1990. The geology of the area consists of undivided ice contact lacustrine and fluvial deposits of gravel, sand, silt and clay. Local till up to 25 metres thick, deposited in supraglacial lakes and streams or at the margins of ice-floored proglacial lakes, resulting in gently undulating or hummocky topography. The general bedrock geology in the region was identified as the Horseshoe Canyon Formation of late Cretaceous age. The Horseshoe Canyon Formation generally comprised of grey feldspathic clayey sandstone and bentonitic mudstone, with scattered coal and bentonite beds of various thickness. 5.2

General Site Soil Conditions A detailed description of the soils encountered is found on the attached testhole logs in the

Appendix. In general, the soil conditions at this site consisted of surficial topsoil, underlain by silty sand, underlain by a lacustrine silty clay material. The following soil profile generalizations are based on a total 21 testholes and 4 testpits advanced as part of this investigation and previous investigations within the subject area.

Topsoil In all of the testholes, a surficial topsoil was the first soil encountered. This material was moist, black in colour, and typically extended to between approximately 300 millimetres and 600 millimetres in most of the testholes. Deeper topsoil thicknesses of up to 1700 millimetres were noted in testholes associated with local low lying areas. In areas of deeper organic deposits, associated with low lying areas the organic materials varied to peat and marl. The testholes with

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deeper organic depths included Testholes 2015-10 and 2015-11. It should be noted that the topsoil depths are known only at the testhole locations, and may vary between testholes.

Sand Below the surficial topsoil in the majority of the testholes, a lacustrine silty sand was encountered. The sand material was generally damp to moist, loose and medium grained, with a light brown and grey colour. The sand was encountered from depths as shallow as 100 millimetres below ground surface (BGS) to a maximum depth of 4.9 metres BGS. Sand was also encountered in lenses within the lower lacustrine clays and silts. The moisture content of this material was typically between 6 and 25 percent, with a range of moisture contents noted between 5 and 34 percent. Higher moisture contents were noted in the lower sand layers and lenses, particularly below the measured water table elevations. The sand contained silt and clay in varying quantities, with some medium to high plastic clay lenses noted within the sand layers in Testholes 2015-05, 2015-06, 2015-10, and 2015-12.

Lacustrine Clay Below the topsoil and/or sand, in all of the testholes, a lacustrine, brown, medium to high plastic with the occasional low plastic clay layers encountered. This material varied from silty to very silty, and typically had a moist, soft to firm consistency. Occasional very soft, wet, very silty layers of the material were also noted at various locations and depths most typically in or adjacent to low lying areas. In addition, some portions of the material had a damp, very stiff consistency in isolated locations. The moisture content of this material was typically between 25 and 35 percent, with a range of moisture contents noted to be between 18 and 42 percent. Atterberg Limit tests on this material revealed plastic limits of approximately 14 to 21 percent and liquid limits of approximately 26 to 63 percent. Pocket penetrometer readings of approximately 0 to 275 kilopascals and Standard Penetration Test â&#x20AC;&#x153;Nâ&#x20AC;? values of between 3 and 12 blows per 300 millimetres were noted for this deposit. Silt and sand content varied significantly within the clay, and layers of silt and sand were found above, within and below the clay in various testholes. At various depths, where the silt and sand content of the clay was high, the clay was noted to be sensitive to disturbance.

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Lacustrine Silt A lacustrine silt was encountered in several Testholes within the SE ¼: 2015-01, 201502, 2015-03, 2015-04, and 2015-05 of the current investigation, as well as Testholes 06-2 and 06-4 (JRP File # 1166-255). Typically, the silt was found below the lacustrine clay layer at depths of 5.2 metres BGS or lower and extended to the termination depth of 8.8 metres BGS. A shallower silt layer was found in Testhole 2015-03, between 2.4 and 4.6 metres BGS. The silt was typically sandy to very sandy, very moist to wet, low to medium plastic with a very soft to firm consistency. The silt was sensitive to disturbance and exhibited slight to rapid dilatancy. The moisture content of this material was typically between 31 and 38 percent. Atterberg Limit tests on this material revealed plastic limits of approximately 14 to 18 percent and liquid limits of approximately 26 to 40 percent. Pocket penetrometer readings of approximately 0 to 125 kilopascals and Standard Penetration Test “N” values of between 3 and 9 blows per 300 millimetres were noted for this deposit.

At the completion of drilling, in testholes advanced as part of this investigation and those completed as part of JRP Reports #1166-255 and 1166-261 slough and water was commonly present at the completion of drilling, the quantities of slough and water measured at completion are summarized in the table below:

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Slough and Water Accumulation Measured Upon Testhole Completion Area Structure Plan - S1/2 of 30-52-27-W4M Current JRP File 1439-32, Previous Files 1166-255 and 1166-261 (Metres Below Ground Surface) File #

Testhole

1439-32 1439-32 1439-32 1439-32 1439-32 1439-32 1439-32 1439-32 1439-32 1439-32 1439-32 1439-32 1439-32 1439-32 1166-255 1166-255 1166-255 1166-255 1166-261 1166-261 1166-261

2015-01 2015-02 2015-03 2015-04 2015-05 2015-06 2015-07 2015-08 2015-09 2015-10 2015-11 2015-12 2015-13 2015-14 06-1 06-2 06-3 06-4 06-1 06-2 06-3

Slough Accumulation on Completion (m) 5.50 0.90 7.30 7.30 9.10 4.30 2.00 3.10 0.10 4.60 4.60 2.40 -

Water Accumulation on Completion (m) 1.80 4.60 7.30 7.60 4.30 2.00 6.40 0.90 7.30 4.60 6.70 3.30 1.80 2.40 -

The majority of water seepage and sloughing was noted within sand layers below the water table and within the lower very moist or wet silt. Smaller volumes of water seepage and sloughing were noted within very silty, very sandy, lacustrine clay materials. 6.0

GROUNDWATER CONDITIONS The groundwater table within the study area was variable, with low to high water table areas

recorded. The recent piezometer measurements indicated that the water table was present at depths ranging from approximately 1.5 to 7.8 metres BGS. Water table measurements from the previous 2006 investigations indicated the water table was present at depths ranging from approximately 1.8

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to dry at 7.3 metres BGS. A site plan showing the measured water table depths is included in Appendix A.

Groundwater Table Readings Proposed Neighbourhood, SW and SE 30-52-27-W4M, Stony Plain, Alberta Current JRP Report # 1439-32 (Metres Below Ground Surface)

Testhole # Elevation 2015-01 707.79 2015-02 706.35 2015-03 704.72 2015-04 705.91 2015-05 707.38 Testhole # Elevation 2015-06 707.92 2015-07 707.04 2015-08 711.23 2015-09 709.85 2015-10 704.88 2015-11 704.65 2015-12 706.66 2015-13 706.32 2015-14 710.02

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Water Table Readings 7-Day 15-Day October 7, 2015 October 15, 2015 3.80 3.75 2.94 2.93 1.76 1.74 1.58 1.51 3.75 3.73 Water Table Readings 7-Day 14-Day November 23, 2015 November 30, 2015 2.60 2.60 2.03 2.02 7.85 7.84 6.87 6.86 1.90 1.88 1.70 1.67 2.00 2.00 2.81 2.81 6.00 5.98

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Watertable Elevation October 15, 2015 704.04 703.42 702.98 704.40 703.65 Watertable Elevation November 30, 2015 705.32 705.02 703.39 702.99 703.00 702.98 704.66 703.51 704.04

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Groundwater Table Readings Proposed Neighbourhood, SW and SE 30-52-27-W4M, Stony Plain, Alberta Previous JRP Report # 1166-255 (Metres Below Ground Surface)

Testhole # Elevation* 06-1 -06-2 -06-3 -06-4 -*Elevation not recorded.

Water Table Readings 7-Day 14-Day August 3, 2006 August 10, 2006 Dry to 7.32 Dry to 7.32 6.64 6.62 3.26 3.30 1.75 1.78

Watertable Elevation* August 10, 2006 -----

Groundwater Table Readings Proposed Neighbourhood, SW and SE 30-52-27-W4M, Stony Plain, Alberta Previous JRP Report # 1166-261 (Metres Below Ground Surface)

Testhole # Elevation 06-1 708.68 06-2 708.51 06-4 709.21

Water Table Readings 8-Day 27-Day November 11, 2006 November 30, 2006 3.40 3.51 4.40 4.51 2.90 2.98

Watertable Elevation November 30, 2006 705.17 704.00 706.23

It should be noted that water table levels may fluctuate on a seasonal or yearly basis with the highest readings obtained in the spring or after periods of heavy rainfall. The above August readings would be near seasonal average while the October and November readings would be the below seasonal average. 7.0

RECOMMENDATIONS

7.1

General Site Suitability for Residential Development The soil and groundwater conditions at this site are feasible for development, although the presence of a high water table, the very silty nature of the lacustrine clay, and the wet sand and silt material will cause major construction difficulties. Based on our experience in Stony Plain, the soil conditions at the subject site are typical of the local area, and would be considered poor to fair for residential development.

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Some areas of the site will have a limiting depth to the feasibility of open trench sewer installation and the utility depths will need to be designed accordingly. Standard open-cut trenching will work in most situations for underground utility installation, with some increased cutback angles required when the moister portions of the clay are encountered. Where trenches are advanced below the water table, ingressing groundwater and sidewall sloughing is likely to occur. In this instance, in-trench pumping and washed rock bedding will likely be required. Regular slope maintenance, and possibly trench boxes may be required where sidewall sloughing conditions are encountered. It is estimated that the need for this pumping and upgraded bedding will be common at this site, particularly in low lying areas. Opening relatively long portions of utility trench is not recommended for this site. Substantial drying will be required to achieve the necessary trench compaction and provide adequate subgrade support. There will be a depth and sand/silt content where open trenches may encounter sloughing, base heave and/or piping which will require extensive dewatering to maintain feasibility. The clay materials encountered at this site would be considered moderately frost susceptible, while the silt and sand materials would be considered highly frost susceptible. Combined with the moderate to high water table noted in the testholes in several areas of the site, a moderate to high potential for frost heaving is present. In high water table areas, the grade should be set as high as possible. In addition, some efforts should be made to use the storm sewer to attempt to lower the water table. The clays encountered at this site are typically medium plastic and have a moderate swelling potential, especially in the clays which were near optimum moisture content. 7.2 1.

Site Preparation and Grading This site contains numerous low areas which may contain water, as noted in the air photo review. Standing water was not present at the time of the investigation; however, water may be present at the time of construction depending on weather conditions and time of year. Atim Creek contained only shallow water at the time of investigation. If water is present at the time of grading, it will need to be drained prior to stripping. It was noted during the air photo review that Atim Creek appears to have been man-altered, prior to 1950, indicating that portions of the former creek bed may have been filled. Stripping

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and grading operations may reveal a former creek alignment which will need to be addressed prior to construction. 2.

Topsoil depths varied across the site, ranging from 100 to 1700 millimetres deep at the surface of the testholes. The average topsoil depth encountered was 500 millimetres, however it should be noted that topsoil depths will vary across the site, and that topsoil depths are only known at the testhole locations. Topsoil stripping using scrapers may prove challenging due to the near surface sands and soft clays. Below the topsoil, the soils encountered were generally sand or clay which ranged from slightly to significantly over optimum moisture content and became wetter with depth. Removing the dryer, upper clay or sand soils will leave very moist and wet soils at the surface making construction of surface utilities more difficult. Large cuts are not recommended at this site and it is recommended that grades be set as high as possible, with fills encouraged in the low areas and high water table areas.

3.

Groundwater table elevations were variable across the site and ranged from approximately 1.6 to 7.8 metres and dry to7.3 metres BGS. The high to moderate water table levels were generally noted throughout the majority of the site with moderate to low water table levels recorded in the northwest portion of the site. Typically no cuts are recommended in areas were the water table levels are within 3.0 metres of the ground surface.

4.

It is assumed that any newly placed fill material will mainly be the native material encountered within the study area. The surficial materials were generally sand or clay and slightly to well above optimum moisture content and generally became wetter with depth, therefore substantial drying is anticipated. Overall, the site soil types in the testholes ranged from clay to silt to sand and will be challenging due to their variable composition. Careful construction and materials testing procedures will be required. The lower wet silty clay, silt and sand soils are sensitive to disturbance and will soften with handling. Proper moisture conditioning will be critical for grading and trenching. Extensive drying may be required to achieve the desired moisture content of backfill materials.

5.

All fill proposed for structural support should be placed in maximum 150 millimetre thick lifts, and should be compacted to a minimum of 98 percent of Standard Proctor Density. This compaction standard will ensure adequate subgrade support in road areas,

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as well as support for house foundations and for parking areas and building slabs on the commercial lots. Most of the soils encountered at this site will achieve this compaction standard with moderate to significant amounts of drying. In any areas featuring soft, very moist, underlying soils once stripping has been completed, compacting the first lift of fill material to the above fill standard may be impossible. Where a minimum fill depth condition is met, construction of a clay pad approximately of 300 to 500 millimetres in thickness will be required to obtain an adequate working platform to start from. This pad should be compacted to a minimum of 95 percent of Standard Proctor Density where possible. The normal lift thickness and compaction criteria mentioned above should be applied to successive lifts. To employ this method, a minimum of 1.0 metre of fill must be placed on top of the clay pad. If this minimum fill condition is not met, other measures should be considered, such as including aggressively drying the existing very moist soils. If a 500 millimetre thick clay pad cannot bridge the underlying soft soils, then engineered fill becomes unfeasible. Increased pavement/parking lot structures and upgraded slab construction measures are other options. 6.

The sand encountered in the testholes is considered suitable for engineered fill. However, the sand became wet with depth and will require considerable drying. Any pads required to provide an adequate working platform to start from will need to be constructed using clay. The clay at this site may require some drying for use as a pad. Sand can be used for successive lifts once the pad is constructed.

7.

Engineered fill to depths of greater than 4 metres will require specific analysis for settlement.

7.3 1.

Residential Housing Units No major problems are anticipated with construction of residential units on the non-organic native soils encountered throughout this site, although some high water table areas should be considered during design. The subsurface native soil conditions encountered throughout this site are considered satisfactory for supporting single family dwellings utilizing standard concrete footing foundations. Occasionally, the soils encountered in the testholes were firm to soft and very moist to wet, therefore the bearing capacity of these materials may fall below the minimum 75 kilopascals required for applying the Alberta Building Code Section

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9. In such cases, a wider strip footing will be required. The topsoil and organic clay encountered in the testholes are not considered suitable for footing or slab-on-grade support, and should be removed. 2.

Proper lot grading away from the houses must be provided to minimize the ingress of surface water into the subsoil. All houses will require at least 1.2 metres of earthen cover to prevent potential frost heave problems, and to minimize movements associated with seasonal variations in moisture content. The amount of cover should be increased to 2.0 metres for exterior isolated footings or for footings of non-continuously heated structures.

3.

If engineered fill is not utilized, it is strongly recommended that house excavations be inspected by qualified geotechnical personnel prior to foundation construction. Generally, it is not recommended that footings be constructed on non-engineered fill. In such cases, the following alternatives are commonly recommended: i)

Removal of the fill down to native soil and replacement with a compacted coarse clean granular material, or concrete. A normal footing foundation may then be utilized. or

ii)

4.

Utilize a pile foundation.

In the case of bored, concrete pile foundations, some installation problems may be encountered due to the wet sand/silts and high water table. Significant accumulations of free water were present at the completion of drilling in the testholes, it is anticipated that pile holes left open for a period of time will encounter ingressing groundwater. Cast-inplace, concrete piles will likely require casing.

5.

The sand encountered below the water table in Testholes 2015-03, 2015-04, 2015-06, 2015-07, 2105-12 and 2015-13 will be difficult to work with. Sand was also encountered above the water table in several other testholes. It is noted that this sand is random and discontinuous in nature; therefore it is difficult to predict where it will be revealed. Quickly ingressing groundwater will likely be observed, requiring considerable site dewatering. In order to reduce the disturbance to the bearing surface, all basement excavations should be advanced by a backhoe operating remote from the bearing surface. Wet sand is difficult for construction equipment to work upon.

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At a minimum, peripheral weeping tile lines will be required for all houses. All lines should be placed at or slightly below footing elevation and connected to ensure positive drainage to an approved system. The weeping tile lines will require a suitable clean tile rock drainage filter, with a minimum of 150 millimetres of filter around the line and wrapped in filtercloth. Basements located near the water table may require interior drains and clean tile rock beneath the floor in addition to perimeter drains. The recommended configuration for houses with footing elevations located near the water table is illustrated in Appendix F.

7.4

Preliminary Building Foundations

1.

The following building foundation comments are preliminary in nature. Each individual building should conduct a site specific geotechnical investigation. House foundations are addressed in Section 7.3 of this report.

2.

A footing foundation system is considered marginally satisfactory for commercial building development in the subject area. Settlement and low bearing capacity become a concern for footings bearing on the moister clays, silts and sands. The footings must be founded on undisturbed, native non-organic soils. High plastic soils, such as those encountered in Testhole 2015-02, are susceptible to shrinkage and swelling. Footings bearing on high plastic clays are a concern due to the potential for swelling and shrinkage. Care must be taken to not cause any moisture changes in the clays throughout the life of the structure.

3.

As mentioned in 7.4.5., sand above and below the water table will be difficult to work with. Sand was encountered near the surface in 18 of the 19 recent testholes and was noted to be random and discontinuous in nature; therefore it is difficult to predict where it will be revealed. Quickly ingressing groundwater will likely be observed, requiring considerable site dewatering. In order to reduce the disturbance to the bearing surface, all basement excavations should be advanced by a backhoe operating remote from the bearing surface. Wet sand is difficult for construction equipment to work upon.

4.

The soils encountered at this site are considered poor for open-hole, bored cast-in-place (CIP) concrete pile foundation. The lower clays and silts have low skin friction and will likely cause delays in the construction due to the water and sloughing associated with these soils. Suitable end bearing soils were not encountered in any of the testholes. Accumulations of free water and/or slough material were noted in most of the testholes.

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The water table stabilized between 1.5 to 7.8 meters BGS in the testholes. Therefore, casing will be required. The pile concrete should be placed as soon as possible after the pile has been bored to minimize the volume of ingressing groundwater. 5.

Driven steel piles, screw piles, or continuous flight auger concrete piles are considered suitable for this site and would be recommended alternatives to open hole CIP piles with casing. Driven piles tend to be relatively expensive. In the wet silts and clays, the skin friction and end bearing capacities will be relatively low. Suitable end bearing soils were not encountered in any of the testholes; further investigation would be required to determine the feasibility of end-bearing piles.

6.

The native clays, silts and sands encountered at this site are considered adequate for slab-ongrade support. Most of the upper clay material is medium plastic, and has a low to moderate potential for shrinkage and swelling. High plastic soils were noted in Testhole 2015-02; therefore, it is important that changes in moisture content be avoided both during construction and throughout the life of the structure. When using a slab-on-grade above high plastic clays, the swelling potential must be addressed. If slab movement cannot be tolerated, a structural floor slab or soil replacement is recommended where high plastic clay exists.

7.5 1.

Underground Utilities The subsurface soil conditions encountered in the testholes are considered generally fair to poor for the installation of underground utilities incorporating the Town of Stony Plain backfilling and compaction requirements.

The topsoil and other organic materials

encountered in the testholes are considered unsuitable construction materials, and will be removed prior to the start of underground utility construction. In areas where sands and/or silts are encountered within the trenched zone, the excavated clay should be spill piled and backfilled separately from the sand and silt as mentioned previously. The clay soils and upper sand soil were slightly to well above optimum moisture content, and would be considered fair to poor for backfill material. Some of the sand encountered at depth in the testholes was wet and would be considered poor for backfill material. It is recommended that, where practical, the sand be utilized in the lower portions of trench backfill as the clay will provide better subgrade support and lower frost heave susceptibility for surface utilities once adequately dried.

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Page 18 of 24

The water table in the testholes was variable, and was located at 1.5 to 7.8 metres BGS. Therefore, saturated conditions will likely be encountered in the trenches in at least some areas, depending on the design elevations and nature of the subsoil. Significant amounts of slough and free water were encountered during drilling, predominantly associated with the very moist or wet silts and sands. Where trenches are advanced below the water table, ingressing groundwater and sidewall sloughing is likely to occur. In this instance, in-trench pumping and washed rock bedding will likely be required. Regular slope maintenance, and possibly trench boxes may be required where sidewall sloughing conditions are encountered. It is estimated that the need for this pumping and upgraded bedding will be common at this site, particularly in low lying areas. Opening relatively long portions of utility trench is not recommended for this site. Deep utilities 3.0 to 4.0 metres or more below the water table will likely be troublesome due to base heave and other soft soil problems. Extensive dewatering, including possible well points may be required in the deep trenches below the water table.

3.

Very moist to wet silts, sands and clays were encountered at depth in most of the testholes. Any of these moister materials can be dried and used as trench backfill, or can be utilized for lot fill elsewhere. One key to successful development in this area will be separating the upper, damp to moist sand from the lower saturated sand materials and very moist, very silty clays during trenching. Mixing of these materials may be considered to achieve the desired moisture content. However, past experience has shown that these materials are difficult to adequately mix and compact.

4.

Standard trenching cutback angles of approximately 1H:1V are recommended in the moist sand and clay materials. Slopes of greater than 1H:1V will be required in areas of wet sand and silt. Exact stable slope values cannot be pinpointed without detailed and extensive analysis. For this reason, this information should be used as a guideline only and the actual cutback angles for utility trenches should be determined in the field during construction. The Occupational Health and Safety Act, Part 32 â&#x20AC;&#x201C; Excavation and Tunnelling should be strictly followed, except were superseded by this report.5.

5.

Trench compaction should adhere to the requirements of the Town of Stony Plain. A minimum compaction of 95 percent of the corresponding Standard Proctor Density is required for trenches in boulevards and landscaped areas. Compaction to 97 percent of

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Page 19 of 24

Standard Proctor Density is required for base materials in roads. Substantial drying is anticipated to obtain this degree of compaction. The compaction specification may be switched to One-Point Proctor criteria if desired. However, it must be noted that placing very moist or wet backfill in the trenches will jeopardize the road subgrade and may cause extra, more costly subgrade treatment methods to be required. Field decisions will be required as to when One-Point Proctor criteria should be utilized. Aggressive drying of the trench backfill may be performed in order to improve road subgrade conditions, and should be considered for this site. It is suggested that a minimum of 98 percent of the corresponding Standard Proctor Density be required for the top 1.5 metres of the trench, in order to improve conditions for the construction of surface utilities. 6.

It should be noted that the ultimate performance of the trench backfill is directly related to the consistency and uniformity of the backfill compaction, as well as the underground contractorâ&#x20AC;&#x2122;s construction procedures.

In order to achieve this uniformity, the lift

thickness and compaction criteria should be strictly enforced. 7.6 1.

Surface Utilities The subsurface soil conditions encountered throughout this site are considered generally fair to poor for the construction of roads, curbs, and sidewalks in undisturbed areas. The existing topsoil, fill and other deleterious materials should be removed prior to construction of roads, sidewalks and other surface utilities. Adequate pavement can best be obtained by ensuring that the top 1.5 metres of the road subgrade is constructed entirely of the damp to moist clay only. If the lower saturated sands and very silty clays are allowed to mix into the upper portion of the trench, the road subgrade will be soft and provide inadequate support for normal pavement structures.

Careful management of materials is necessary for

successful development of this site. A coordinated effort between the owners, consultants, and contractors will be important in achieving the desired results. 2.

The main concerns for surface utility construction at this site are the frost susceptibility of the near surface sand, the elevated moisture content of most of the clay soils encountered at depth in the testholes, and the high water table encountered in 11 of the 21 testholes. As mentioned, maintaining a minimum 1.5 metre well compacted cap below surface utilities is essential. It is noted that the degree of drying of the backfill during underground utility installation affects the soil conditions for road and sidewalk construction, with increased

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Page 20 of 24

drying improving the soil conditions. If the very moist materials cannot be effectively bridged, extra subgrade work beyond standard scarification and re-compaction will be required in order to construct an adequate working platform for the pavement structure placement and long term support. 3.

Past experience has shown that cement stabilization is effective in increasing subgrade support of clay materials. Due to the underlying very moist or wet soil conditions, a high cement application rate may be expected in order to provide adequate subgrade strength. An estimated 20 to 30 kilograms per square metre mixed to a depth of 300 millimetres will be required in areas where a considerable amount of drying of the underlying soils has been undertaken during underground utility installation. An additional benefit of cement stabilization is that it reduces the swelling potential of higher plastic clays. The near surface inorganic clays encountered in most of the testholes were generally medium plastic in nature, and are moderately susceptible to swelling. The subgrade should be proof rolled after final compaction and any areas showing visible deflections should be inspected and repaired. Care must be taken not to allow any excess moisture into these soils. Early curb backfill should be considered. An alternative to deep cement stabilization is the use of a pit-run gravel road subbase. An estimated 600 to 900 millimeters of pit-run gravel will likely be needed as a road base in areas where very moist or wet soils are encountered at subgrade elevation. This is typically the result of insufficient drying of the trench backfill. It is estimated that up to 65 to 70 percent of the site roadways may require a road structure incorporating a granular sub-base. The site would benefit from an overall rise in elevation. In addition, late season or wet weather construction would likely result in a soft subgrade which will require a pit-run subbase.

4.

The observed water table depths ranged from low to high, with stabilized water levels above 3.0 metres BGS noted in 11 of 21 testholes. The near surface clays are of low to moderate frost susceptibility, although the sand material is highly frost susceptible. A high water table within approximately 3.0 metres of the road surface is required for significant frost heaving to occur. The closer the water table is to the surface, the higher is the frost heave potential. The recommended future, detailed geotechnical investigations should address the highly frost susceptible soils found onsite.

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Page 21 of 24

In these high water table areas, the design grade should be set as high as possible. No cuts are recommended. In addition, an attempt can be made to lower the water table. This may be accomplished by using sub-drains, usually consisting of perforated pipe and manhole inlets, to collect groundwater below the road area. Other options which may be utilized are hydraulically connecting the bedding materials to the manholes, or leaving the rings off of the storm sewers during construction, allowing groundwater to seep into the sewer. When employing this method, it is important to wrap the joints in filter cloth to prevent silting. The exact configuration and need for the sub-drains should be determined during construction. 5.

Due to the high frost susceptibility, it is recommended that all areas beyond the back of curb/sidewalk be landscaped as soon as possible to avoid water permeating into the subgrade from free standing puddles.

6.

It is recommended that the subgrade be inspected by qualified personnel during construction to determine the recommended subgrade treatment.

7.

Surface water will often collect within the granular base, causing subgrade softening and pavement damage. Therefore, it is recommended that wic drains to be installed in the gravel road base at the curb bottom locations. The wic drains must be properly attached to the catch basins.

8.

The following preliminary pavement designs may be applied to the proposed roadways. An estimated California Bearing Ratio of 3.0 percent is used in the design, as well as a design life of 20 years. The previous items have discussed the possible difficulty and recommended options for attaining this estimated CBR at this site, and need to be referenced. The stated Equivalent Single Axel Load (ESAL) values for different roadway designations were obtained from Town of Stony Plain guidelines.

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Page 22 of 24

STAGE 1 Local Residential

Minor Collector

Major Collector

Structure Options

(9.0x104 ESALs)

(5.4x105 ESALs)

(1.35x106 ESALs)

Asphaltic Concrete

60 mm (10mm-LT)

100 mm (10mm-HT)

350 mm

400 mm

50 mm (10mm-HT) 75 mm (20mm-B) 450 mm

40 mm (10mm-HT)

40 mm (10mm-HT)

40 mm (10mm-HT)

Crushed Gravel (20 mm) STAGE 2 Asphaltic Concrete Overlay

Notes: - 10mm-LT = City of Edmonton Designation Asphaltic Concrete 10mm-Light Traffic - 10mm-HT = City of Edmonton Designation Asphaltic Concrete 10mm-Heavy Traffic - 20mm-B = City of Edmonton Designation Asphaltic Concrete 20mm-Base -ACO, ACR and Alberta Transportation mix types may be substituted for the above noted mix types. -All Granular base materials shall be placed in maximum 150mm lifts and be compacted to a minimum 100% SPD.

7.7

Cement Tests on selected soil samples indicated negligible to moderate concentrations of water soluble soil sulphates in the near surface clay deposits. Based on the observed sulphate levels and C.S.A. A23.1-14, class exposure S-3 should be applied to the design requirements for all concrete in contact with the soil and susceptible to sulphate degradation. With respect to the resistance of sulphate attack the following alternatives are advised. Other criteria should be considered when specifying a concrete, see C.S.A A23.1-14 for further design criteria.

1.

Underground Concrete Pipe Concrete used for all underground pipes must be constructed of C.S.A. Type HS, sulphate resistant hydraulic cement.

2.

Curbs and Sidewalks All concrete for surface improvements such as sidewalks and curbs may be constructed using CSA Type GU, general use hydraulic cement.

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J.R. Paine & Associates Ltd. 3.

Page 23 of 24

Foundation Construction All concrete used for residential construction and coming into direct contact with the soil must be made with CSA Type MS or HS, sulphate resistant hydraulic cement. As a minimum all concrete should have minimum 56 day compressive strength of 30 megapascals and be air entrained. In addition, all concrete subject to freeze thaw must be air entrained with 5 to 7 percent air.

Individual locations may show higher or lower

concentrations of soluble soil sulphates, and thus additional soil testing on particular sites may prove valuable. 7.8 1.

Stormwater Retention Pond It is understood that stormwater management facilities are planned for the SW and SE portions of 30-52-27 W4M, however the exact locations had not been finalized at the time of this report.

Testholes 2015-02 and 2015-05, near the likely stormwater management

facilities (SWMFs), encountered subsurface soils comprised of 0.5 metres of topsoil over sand to a depth of 1.8 to 2.4 metres over varying layers of clay from medium to high plasticity. Silt was encountered below the clay at depths between 5.5 and 7.9 metres BGS. The clay soils ranged from very moist to wet and stiff to very soft and should yield moderate to low permeability characteristics for water retention purposes. The silt encountered below the clay was very moist to wet and very soft to soft in consistency. As such, borderline permeability characteristics for water retention purposes should be expected in this silt. A liner may be necessary if this silt layer is encountered in the stormwater pond excavation. Further investigation on the silt permeability is recommended in order to determine the need for any liner. As mentioned, the clay was generally stiff to soft in consistency and will likely require excavation remotely by backhoe. Maximum excavation side slopes of 7:1 should be geotechnically stable in the clay, silt and sand materials. Gentler slopes may be desirable for land use, maintenance, or recreational activities.

Stabilized water level measurements indicate a water table

elevation of approximately 703.7 metres at the nearest testholes to the proposed pond site. Excavation and grading below this level will likely experience some ingressing groundwater, and may be more difficult. Due to the possibility of ingressing groundwater, a dry pond near this elevation is also not recommended. Our firm should review any designs for dry ponds at this site.

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Proposed Area Structure Plan

File No.1439-32 364 of 873


Page 24 of 24

J.R. Paine & Associates Ltd.

2.

The material being excavated from the stormwater pond is suitable for engineered lot fill, although considerable moisture conditioning will be required to obtain adequate compaction. In portions of the testhole soils, the clay materials ranged from very moist to wet in the testhole nearest the proposed pond site. The sands and silts encountered in the testholes are highly frost susceptible and would not be considered acceptable for use as engineered fill below roads within high water table areas.

8.0 CLOSURE This report has been prepared for the exclusive and confidential use of Stony Plain Developments Ltd. and their agents. Use of this report is limited to the subject property only. The recommendations given are based on the subsurface soil conditions encountered during test boring, current construction techniques and generally accepted engineering practices. No other warranty, expressed or implied, is made. Due to geological randomness of many soils formations, no interpolation of soil conditions between or away from the testholes has been made or implied. Soil conditions are known only at the test boring location. Should other soils be encountered during construction or other information pertinent become available, the undersigned should be contacted as the recommendations may be altered or modified.

We trust this information is satisfactory. If you should have any questions, please contact our office. Yours truly, Reviewed by,

J.R. PAINE & ASSOCIATES LTD.

Scott MacFarlane, P. Eng.

Benjamin Burke, E.I.T.

APEGA Permit To Practice # P401 H:\DATA 2016\1439 Associated Engineering \1439-32(Curr) Geo Inv - ASP, SW & SE 30-52-27-4 \r2722sto.doc

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Proposed Area Structure Plan

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J.R. Paine & Associates Ltd.

APPENDICES

Appendix A -Site Plan and Testhole Logs -Current JRP Report #1439-32, Jan 2016 Appendix B -Site Plan and Testhole Logs - JRP Report #1166-255, August 2006 Appendix C -Site Plan and Testhole Logs - JRP Report #1166-261, December 2006 Appendix D -Site Plan and Testpit Logs - JRP Report #1166-252, May 2006 Appendix E -Air Photos: 1950, 1962, 1973, 1982, 1992 Appendix F -Residential Upgraded Drainage Details

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Proposed Area Structure Plan

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J.R. Paine & Associates Ltd.

Appendix A -Site Plan and Testhole Logs -Current JRP Report #1439-32, Jan 2016

Geotechnical Investigation

Proposed Area Structure Plan

File No.1439-32 367 of 873


Approximate Site Limits

TH 2015-11 E: 704.65m WT: 702.98m D: 1.67m

TH 2015-10 E: 704.88m WT: 703.00m D: 1.88m

TH 2015-09 E: 709.85m WT: 702.99m D: 6.86m

TH 2015-03 E: 704.72m WT: 702.98m D: 1.74m TH 06-2 D: 6.62m TP 06-2

TP 06-3

SE 30-52-27 W4M

SE 30-52-27 W4M

TH 2015-13 E: 706.32m WT: 703.51m D: 2.81m

TH 2015-07 E: 707.04m WT: 705.02m D: 2.02m

TH 2015-06 E: 707.92m WT: 705.32m D: 2.60m

TH 2015-14 E: 710.02m WT: 704.04m D: 5.98m

TH 06-1 E: 708.68m WT: 705.17m D: 3.51m

TH 06-3 D: 3.30m

TH 2015-12 E: 706.66m WT: 704.66m D: 2.00m

TH 2015-04 E: 705.91m WT: 704.40m D: 1.51m

TH 06-3 E: 709.21m WT: 706.23m D: 2.98m

TH 06-4 D: 1.78m

TP 06-1

TP 06-4

TH 2015-01 E: 707.79m WT: 704.04m D: 3.75m

TH 06-2 E: 708.51m WT: 704.00m D: 4.51m

TH 2015-02 E: 706.35m WT: 703.42m D: 2.93m

Range Road 275

TH 2015-08 E: 711.23m WT: 703.39m D: 7.84m

Golf Course Road

TH 06-1 D: >7.32m

TH 2015-05 E: 707.38m WT: 703.65m D: 3.73m

79th Avenue

79th Avenue

APPROXIMATE SCALE (m) 0

100

200

LEGEND 400

Testhole Identifier (Current) E: Testhole Elevation WT: Watertable Elevation D: Depth to Watertable Testpits 1166-252 (2006) Testholes 1166-255 (2006) Testholes 1166-261 (2006)

J.R. Paine & Associates Ltd. CONSULTING AND TESTING ENGINEERS

Approximate Testhole Locations Area Structure Plan SW & SE 30-52-27 W4M Stony Plain, AB SCALE: As Shown

DATE: January 11, 2016

DRAWN BY: BB

FIGURE 1439-32-01 368 of#:873


0

OR

1

SM

POCKETPEN. (kPa) 200 300 400

PLASTIC

M.C.

20

40

LIQUID 60

OTHER DATA

80

Elevation (m)

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m) Water Level

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-01 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 707.79 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

TOPSOIL : sandy, moist, black

600 mm SAND : some silt, damp to moist, loose, medium grained, light brown with orange oxides, some coal in the upper 0.9 metres.

7.1

7

707

6.8

11.8

706 2

2.1 m CLAY : silty, sandy to very sandy, very moist to wet, soft to very soft, medium plastic, grey, sensitive

13.8 37.6

3

705 3

30.2

29.6

4

CI 5

704

38.5

6

-below 4.0m: slightly sensitive, wet

36.4

-below 4.5m: occassional sandy, high plastic, clay lenses

18.2

45.8

P.L. = 18.2 L.L. = 45.8 M.C. = 36.4 Soluble Sulphates: Negligible

703

39.7

5

36.2

702 6

34.1

38

7

8

7.0 m

-at 6.9m: free water noted on SPT SILT : very clayey, some sand, wet, very soft, sensitive, brown and grey

6

52.2

P.L. = 19.9 L.L. = 52.2 M.C. = 38.0

701

34.1

700

MI 35.7

6 9

19.9 32.8

34.6

699

. END OF TESTHOLE @ 8.8 m. 1.8 m of water and 5.5 m of slough on completion of testhole. 698

10

7 day waterlevel reading: 3.80 m bgs. 15 day waterlevel reading: 3.75 m bgs.

697

11

696

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

12

695 13

694 14

693

15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 09/30/15 Page 1 of 1 369 of 873


0

1

OR

SM

POCKETPEN. (kPa) 200 300 400

PLASTIC

M.C.

20

40

LIQUID 60

OTHER DATA

80

Elevation (m)

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m)

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-02 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 706.35 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

TOPSOIL : sandy, moist, black 706

500 mm SAND : moist, silty, clayey, very loose, medium grained, grey with orange oxides, trace coal -below 0.9m: moist

21.2

3

24.4

705

23.6

1.8 m 2

CI

CLAY : sandy, some silt, moist, soft, medium plastic, grey

30.1

3

704

36

5

-below 2.4m: some sand, very moist, stiff, high plastic

36.2 18.7

63.3

P.L. = 18.7 L.L. = 63.3 M.C. = 36.2 Soluble Sulphates: Negligible

703

34.1

4

CH

7

-below 4.1m: sandy, firm to stiff

35.1

702

36

5

39.6

-at 5.3m: water noted on SPT SILT : clayey, some sand, very moist to wet, soft to very soft, medium plastic, sensitive

6

5.5 m

3

701

34.9

36.4

700 35.1

7

4

MI

33.3

699 38.1

8

35.8

4 9

698

36

. END OF TESTHOLE @ 8.8 m. No water and 0.9 m of slough on completion of testhole.

697

10 696

7 day waterlevel reading: 2.94 m bgs. 15 day waterlevel reading: 2.93 m bgs. 11

695 12

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

694 13 693 14 692 15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 09/30/15 Page 1 of 1 370 of 873


0

1

2

OR CL

SC

500 mm CLAY : very sandy, moist, stiff, low plastic, grey with orange oxides, trace coal 1.2 m -below 0.9m: very silty, soft SAND : very clayey, silty, wet, non-plastic to low plastic, loose, well graded, medium grained, brown, trace coal SILT : very sandy, some clay, soft, medium plastic, sensitive, brown, sloughing conditions

20

40

LIQUID 60

80

20.1

704

28.8

5

24.9

703 31.5 37.1

5

702 31

34

4

34.3

4 4.6 m CI

M.C.

OTHER DATA

Elevation (m)

PLASTIC

MI

5

POCKETPEN. (kPa) 200 300 400

TOPSOIL : sandy, moist, black

2.4 m 3

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m) Water Level

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-03 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 704.72 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

33.8

CLAY : sandy, silty, wet, medium plastic, firm, brown, sensitive

16.4

44.8

Hydrometer Gravel: % Sand: 38.6 % Silt: 45.3 % Clay: 16.1 %

701

P.L. = 16.4 L.L. = 44.8 M.C. = 33.8 Soluble Sulphates: Negligible

700

34.2

-below 5.2m: stiff, medium to high plastic, clay squeezing on auger

6

6

40.2

699 33.4

CI-CH 35

7

5 7.6 m

38.1

SILT : very clayey, sand, soft, medium plastic, brown, sensitive

8

697

35.1

MI 6 9

698

38.2

35.6

696

. END OF TESTHOLE @ 8.8 m. 4.6 m of water and 7.3 m of slough on completion of testhole. 695

10

7 day waterlevel reading: 1.76 m bgs. 15 day waterlevel reading: 1.74 m bgs.

694

11 693

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

12 692 13 691 14 690

15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 09/30/15 Page 1 of 1 371 of 873


0

1

OR

SC

2

CI-CH 3

TOPSOIL : moist, sand, black 300 mm SAND : clayey to very clayey, silty, very moist, loose, medium grained, grey with orange oxides, trace coal

POCKETPEN. (kPa) 200 300 400

PLASTIC

M.C.

20

40

LIQUID 60

OTHER DATA

80

Elevation (m)

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m) Water Level

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-04 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 705.91 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

14.6

5

-below 1.2m: coarse grained

21.5

705

18.7

2.1 m CLAY : silty, sandy, very moist, stiff, medium to 2.6 m high plastic, grey SAND : clayey, wet, loose to compact, coarse grained, wet, grey, occassional isolated clay pockets

704

33.9 31.7

10

703

24.6

26.5

4

SC

10

702

24.5

23.8

5

701

5.2 m SILT : very clayey, very sandy, wet, soft to firm, medium plastic, sensitive, grey, occasional stiff, high plastic clay lenses

6

29.5 33

7

37.2 16.4

39.9

700 P.L. = 16.4 L.L. = 39.9 M.C. = 37.2 Soluble Sulphates: Negligible

32.6

7

MI

5

699

37.4

34.2

698

8

34.2

7 9

34.3

697

. END OF TESTHOLE @ 8.8 m. 7.3 m of water and 7.3 m of slough on completion of testhole.

696

10

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

7 day waterlevel reading: 1.58 m bgs. 15 day waterlevel reading: 1.51 m bgs. 11

695

12

694

13

693

14

692

15

691 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 09/30/15 Page 1 of 1 372 of 873


0

OR

1

SC 2

3

POCKETPEN. (kPa) 200 300 400

PLASTIC

M.C.

20

40

LIQUID 60

OTHER DATA

80

Elevation (m)

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m) Water Level

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-05 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 707.38 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

TOPSOIL : sand, damp, black

500 mm SAND : some clay, some silt, damp, loose, well graded, medium grained, grey and brown with orange oxides -below 0.9m: moist to very moist, some occasional clay lenses (0.1-0.2 metres thick, very sandy, firm, medium to high plastic) -below 1.8m: wet -at 2.3m: water noted on SPT CLAY : very sandy, very silty, wet, very soft to soft, low plastic, grey, very sensitive

707

9.5

7

9.5

706

25

27.5

2.4 m

6

705

24.8

29.5

704 26.5

4

CI

-below 3.7m: some clay lenses (0.1-0.2 metres thick, trace sand, stiff to very stiff, medium to high plastic)

38.1

9

703

30

5

31.9

5

-below 5.5m: some sand, frequent medium to high plastic seams

6

17.9 34.243.2

P.L. = 17.9 L.L. = 43.2 M.C. = 31.9 Soluble Sulphates: Negligible

702

36.7

701 34.4

CI-CH 7

11

23.1

700

28.3

7.9 m

8

SILT : clayey, trace sand, wet, soft to firm, low to medium plastic, sensitive

34.8

9 9

31.8

34.8

Hydrometer Gravel: % Sand: 3.3 % Silt: 70.2 % Clay: 26.5 %

699

698 32.4

10

ML-MI 7

34.3

697 33.1

11 32.2

16

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

12

696

31.9

. END OF TESTHOLE @ 11.9 m. 7.6 m of water and 9.1 m of slough on completion of testhole.

695

13 694

7 day waterlevel reading: 3.75 m bgs. 15 day waterlevel reading: 3.73 m bgs. 14

693 15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 11.89 m COMPLETION DATE: 09/30/15 Page 1 of 1 373 of 873


0

1

2

OR SM CI

SA

3

CL

POCKETPEN. (kPa) 200 300 400

PLASTIC

M.C.

20

40

60

80

TOPSOIL : silty, moist, black

450 mm SAND : silty, moist, loose, medium grained, light 600 mm brown 1.2 m CLAY : silty, sandy, moist, very stiff, light brown and grey SAND : some silt, moist, loose, medium to coarse grained, light brown and grey, trace clay -below 1.8m: moist to very moist -below 2.1m: very clayey, very silty, some firm to stiff clay lenses (150 millimetres or less) 3.1 m CLAY : very sandy, silty, very moist, soft to very soft, low plastic, sensitive, dark brown and grey, trace coal and oxides

4

10.3 24.2

9

707

6.9

706

28.4 33.8

6

testhole squeezing at 2.7m BGS during piezometer installation

29.6

705

32.3

704

29.4

7 -below 4.3m: some sand, firm to stiff, medium plastic

35.2 16.4

5

43.4

P.L. = 16.4 L.L. = 43.4 M.C. = 35.2 Soluble Sulphates: Negligible

703

32.4

-at 5.3m: free water noted on SPT

5

6

32.4

702

34.5

CI 7

LIQUID

OTHER DATA

Elevation (m)

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m) Water Level

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-06 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 707.92 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

29.9

-at 6.7m: water seeping from testhole during drilling 6

701

34.7

39.1

700

8

39.7

6 9

30.7

699

. END OF TESTHOLE @ 8.8 m. 4.3 m of water and 4.3 m of slough on completion of testhole.

698

10

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

7 day waterlevel reading: 2.60 m bgs. 14 day waterlevel reading: 2.60 m bgs. 11

697

12

696

13

695

14

694

15

693 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 11/16/15 Page 1 of 1 374 of 873


0

PLASTIC

M.C.

20

40

LIQUID 60

OTHER DATA

80

Elevation (m)

POCKETPEN. (kPa) 200 300 400

TOPSOIL : moist, black

OR

15.5

900 mm

1

CI 2

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m) Water Level

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-07 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 707.04 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

CLAY : some silt, sandy, moist, firm to stiff, medium plastic, light brown, trace oxides

5

1.5 m

-below 2.5m: very moist to wet, sloughing conditions 2.7 m noted CLAY : very sandy, very moist to wet, soft to firm, low to medium plastic, sensitive, light brown 4.0 m

4

Testhole squeezing at 2.5m BGS during piezometer installation

21.9

SC

CL-CI

706 16.7

SAND : clayey, very moist, loose, medium to coarse grained, light brown and grey

3

24.4

CLAY : sandy, some silt, very moist to wet, firm to stiff, medium to high plastic, grey, occasional very silty sensitive lenses

8

705

29.8

29.2 18.8 30.2

P.L. = 18.8 L.L. = 30.2 M.C. = 29.2 Soluble Sulphates: Negligible

704

28.8

4

34.8

703

32.5

5

702

30.6

-below 5.2m: silty, sandy, soft to firm 5 6

33.5

701

35.1

CI-CH 35.1

7

-at 6.9m: free water noted on SPT

7

29.9

700

34.1

8

10 9

699

36

-below 8.2m: firm to stiff

36.9

. END OF TESTHOLE @ 8.8 m. 4.6 m of water and 4.6 m of slough on completion of testhole.

698

10

697

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

7 day waterlevel reading: 2.03 m bgs. 14 day waterlevel reading: 2.02 m bgs. 11

696

12

695

13

694

14

693

15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 11/16/15 Page 1 of 1 375 of 873


0

OR

PLASTIC

M.C.

20

40

LIQUID 60

OTHER DATA

80

Elevation (m)

POCKETPEN. (kPa) 200 300 400

TOPSOIL : damp, dark brown

711

600 mm SAND : silty, some clay, damp to moist, loose, medium grained, light brown, trace oxides

1

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m)

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-08 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 711.23 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

8.3

7

6

710

SM

6.7

2

3

6.5

2.3 m CLAY : silty, some sand, moist, very stiff, high plastic, grey traces and trace white precipitates

9

CH

709

18.8

31.9

708 31.6

-below 3.7m: silty to very silty, very moist, stiff, medium plastic, trace oxides

4

8

30.7

707 33.8

-below 4.6m: very silty, firm to stiff 5

34.5

CI 7 6

19.6 31.839.9

P.L. = 19.6 L.L. = 39.9 M.C. = 34.5 Soluble Sulphates: Negligible

706

29.4

-below 6.1m: soft to firm, occassional stiff lenses (up to 150 millimetres thick)

705 28.7

6.9 m CLAY : silty, very moist to wet, firm, medium to high plastic, grey, trace oxides, some sand

7

6

35.2

704 33

8

CI 32.6

-below 8.4m: soft 9

6

703

32.9

. END OF TESTHOLE @ 8.8 m. No water and no slough on completion of testhole.

702

10 701

7 day waterlevel reading: 7.85 m bgs. 14 day waterlevel reading: 7.84 m bgs. 11 700

12

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

699

13 698

14 697 15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 11/16/15 Page 1 of 1 376 of 873


0

OR

40

60

80

9

709

9.5

19.5

708 20.2

SM

12.1

707

13

21.6

3.8 m CLAY : very silty, sandy, moist, firm, low plastic, light brown, trace grey clay and orange oxides

4

8

706

25.5

21.8

-below 4.6m: stiff -below 4.9m: very sandy, friable

5

20.829.5

P.L. = 20.8 L.L. = 29.5 M.C. = 21.8 Soluble Sulphates: Negligible

705

21.9

14

19.9

704

6

23.9

CL

-below 6.4m: very moist to wet, becoming grey -below 6.7m: sandy, some silt, firm to stiff, grey

30

9 -below 7.3m: silty to very silty, very moist to wet, very soft to soft, sensitive

703

28.2

32

702

8

27.5

10

31.9

Sieve Analysis Gravel: % Sand: 33.6 % Fines: 66.4 %

701

. END OF TESTHOLE @ 8.8 m. No water and no slough on completion of testhole.

700

10

7 day waterlevel reading: 6.87 m bgs. 14 day waterlevel reading: 6.86 m bgs.

699

11

698

12

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

Elevation (m)

LIQUID

9.2

3

9

M.C.

OTHER DATA

450 mm

11

7

PLASTIC 20

-below 1.2m: very clayey, moist 2

POCKETPEN. (kPa) 200 300 400

TOPSOIL : silty, damp, dark brown SAND : slity, some clay, damp, loose, light brown, trace oxides

1

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m)

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-09 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 709.85 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

697

13

696

14

695

15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 11/16/15 Page 1 of 1 377 of 873


0

POCKETPEN. (kPa) 200 300 400

PLASTIC

M.C.

20

40

OTHER DATA

LIQUID 60

80

Elevation (m)

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m) Water Level

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-10 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 704.88 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

TOPSOIL AND PEAT : moist, black 167.3

1

OR

2

CL-CI

5 -below 1.2m: very moist to wet, some white organic 1.7 m clay CLAY : very silty, very sandy, very moist to wet, soft to very soft, low to non-plastic, sensitive, grey 2.7 m

703 27.3

702

22.4

29.1

4.6 m

26.8

CLAY : sandy, some silt, very moist, firm to stiff, medium to high plastic, grey

-below 5.3m: soft to firm

700 21.1 36.1

5

6

36.8 19.5

43.5

699 P.L. = 19.5 L.L. = 43.5 M.C. = 36.8 Soluble Sulphates: Negligible

35.6

CI-CH 7

5

698

33.4

34.3

-below 7.6m: very sandy, very silty, soft to very soft

697

8

35.1

6 9

701

34.2

17

-at 4.0m: stiff, high plastic, clay lense (150 millimetres thick)

5

31.9

10

SC 4

704

25

SAND : clayey, silty, wet, loose, fine to medium grained, sensitive, grey

3

42.9

32.3

696

. END OF TESTHOLE @ 8.8 m. 6.4 m of water and 3.1 m of slough on completion of testhole.

695

10

7 day waterlevel reading: 1.90 m bgs. 14 day waterlevel reading: 1.88 m bgs.

694

11

693

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

12

692

13

691

14

690

15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 11/16/15 Page 1 of 1 378 of 873


0

POCKETPEN. (kPa) 200 300 400

PLASTIC

M.C.

20

40

LIQUID 60

OTHER DATA

80

TOPSOIL AND PEAT : moist, black 50.1

OR 1

-at 0.9m: white organic clay lense (150 millimetres) CLAY : very sandy, very silty, moist to very moist, very soft to soft, low to medium plastic, sensitive, trace oxides and white precipitates

2

1.2 m

704

35.9

3

30 16.8

34.7

P.L. = 16.8 L.L. = 34.7 M.C. = 30.0 Soluble Sulphates: Moderate

35.5

702

3

32.3

31.4

4

-at 3.7m: stiff, high plastic, clay lense (150 millimetres)

5

-below 4.6m: occassional stiff high plastic clay lenses, no oxides or white precipitates

CL-CI

701

35.3

4

38.6

700

39.3

-below 5.5m: very silty, trace to some sand, very moist to wet, sensitive

40

5

699 34.7

34.7

7

5

20

3441.4

37.5

8

P.L. = 20.0 L.L. = 34.0 M.C. = 34.7 Sieve Analysis Gravel: % Sand: 4.5 % Fines: 95.5 %

698

697

35.5

10 9

703

30.4

9

6

Elevation (m)

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m) Water Level

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-11 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 704.65 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

34.4

696

. END OF TESTHOLE @ 8.8 m. 0.9 m of water and 0.1 m of slough on completion of testhole. 695

10

7 day waterlevel reading: 1.70 m bgs. 14 day waterlevel reading: 1.67 m bgs.

694

11 693

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

12 692 13 691 14 690 15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 11/16/15 Page 1 of 1 379 of 873


0

OR

PLASTIC

M.C.

20

40

LIQUID 60

80

600 mm

8.1

11

706

7.5

19.6

2

Testhole squeezing at 1.5m BGS during piezometer installation

-at 2.3m: free water noted on SPT -below 2.2m: silty to very silty, wet, very sensitive

30.5

6

3

704 28.1

Hydrometer Gravel: % Sand: 60.5 % Silt: 29.5 % Clay: 10 %

29.3

4

3

CL-CI

6

-below 4.6m: some firm to stiff, grey, clay lenses (100 to 200 millimetres thick) CLAY : very sandy, silty, very moist, low to medium plastic, very moist, sensitive, dark brown and grey, trace oxides CLAY : silty, some sand, very moist, firm to stiff, medium to high plastic, grey

26.8

4.7 m

33

5.3 m

31.2

703

702

34.8

4

701 38.6

700

30

7

CI-CH

37.5

5

41.2 19.8

8

58.9

P.L. = 19.8 L.L. = 58.9 M.C. = 41.2 Soluble Sulphates: Negligible

699

32.8

-below 8.2m: very sandy, soft 9 9

705

28.5

SC

5

OTHER DATA

Elevation (m)

POCKETPEN. (kPa) 200 300 400

TOPSOIL : sandy, moist, black SAND : some clay, some silt, very moist, loose to compact, coarse grained, grey and brown

1

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m) Water Level

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-12 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 706.66 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

31

698

. END OF TESTHOLE @ 8.8 m. 7.3 m of water and 4.6 m of slough on completion of testhole. 697

10

7 day waterlevel reading: 2.00 m bgs. 14 day waterlevel reading: 2.00 m bgs.

696

11 695

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

12 694 13 693 14 692 15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 11/16/15 Page 1 of 1 380 of 873


0

POCKETPEN. (kPa) 200 300 400

PLASTIC

M.C.

20

40

LIQUID 60

OTHER DATA

80

TOPSOIL : silty, moist, black

706

OR

9.8

750 mm SAND : clayey to very clayey, silty, moist, loose, coarse grained, grey and brown, trace oxides -at 0.9m: stiff, high plastic, clay lense (200 millimetres)

1

Elevation (m)

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m) Water Level

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-13 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 706.32 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

5

17

705

19.3

2

18.4

SC

8

-below 2.4m: occasional firm clay lenses

3

704

27.5

Testhole squeezing at 2.7m BGS during piezometer installation

23.1

703 36.5

-below 3.5m: very moist to wet -at 3.8m: free water noted on SPT

4

4.3 m CL

5

7

31.3

702

CLAY : very sandy, silty, very moist to wet, very soft, low plastic, sensitive, grey -below 4.7m: some sand, trace silt, firm to stiff, medium to high plastic

35.6 17.5 33.3

P.L. = 17.5 L.L. = 33.3 M.C. = 35.6 Soluble Sulphates: Negligible

31.5

9 6

701

32.3

34

-below 6.1m: silty, firm

700

CI-CH

31.1

7

6

699

-below 7.3m: trace silt, stiff

38.9

8

32.7

5 9

35.8

698

35.2

. END OF TESTHOLE @ 8.8 m. 4.6 m of water and 4.6 m of slough on completion of testhole.

697

10 696

7 day waterlevel reading: 2.81 m bgs. 14 day waterlevel reading: 2.81 m bgs. 11

695 12

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

694 13 693 14 692 15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 11/16/15 Page 1 of 1 381 of 873


0

OR

PLASTIC

M.C.

20

40

LIQUID 60

80

600 mm

6.4

6

11.4

709 Sieve Analysis Gravel: 0 % Sand: 88.1 % Fines: 11.9 %

11.2

-below 1.8m: trace coal

2

OTHER DATA

Elevation (m)

POCKETPEN. (kPa) 200 300 400

TOPSOIL : moist, black SAND : some silt, damp to moist, loose, medium to coarse, light brown and grey, trace oxides

1

100

SLOTTED PIEZOMETER

SOIL DESCRIPTION

SPT (N)

SAMPLE TYPE

MODIFIED USCS

SOIL SYMBOL

Depth (m)

PROJECT: Geotechnical Investigation - ASP - S1/2 of 30-52-27-W4M BOREHOLE NO: 2015-14 PROJECT NO: 1439-32 CLIENT: Associated Engineering DRILL METHOD: Solid Stem Auger ELEVATION: 710.02 m OWNER: Stony Plain Developments LOCATION: As per site plan SHELBY TUBE CORE SAMPLE SPT SAMPLE GRAB SAMPLE NO RECOVERY SAMPLE TYPE BENTONITE PEA GRAVEL SLOUGH GROUT DRILL CUTTINGS SAND BACKFILL TYPE

7

SM

6

3

708

6.1

5.8

707

7.5

4.1 m

4

CLAY : silty, some sand, moist, firm to stiff, medium to high plastic, light brown and grey, trace oxides

32.3

4

30.3

5

-below 5.5m: very silty, moist to very moist, soft to firm

9

53.2

704

33.4

-below 6.7m: grey 5

30.8

703

32.2

-below 7.6m: sandy, soft to very soft, slightly sensitive

702

32.4

4 9

16.6 19.5

P.L. = 16.6 L.L. = 53.2 M.C. = 35.1 Soluble Sulphates: Negligible

34.2

CI-CH

8

705

35.1

6

7

706

32.9

. END OF TESTHOLE @ 8.8 m. No water and no slough on completion of testhole.

701

10

700

JRP 1439-32.GPJ JRPV3_0.GDT 05/05/16

7 day waterlevel reading: 6.00 m bgs. 14 day waterlevel reading: 5.98 m bgs. 11

699

12

698

13

697

14

696

15 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: B Burke REVIEWED BY: S MacFarlane

COMPLETION DEPTH: 8.84 m COMPLETION DATE: 11/16/15 Page 1 of 1 382 of 873


J.R. Paine & Associates Ltd.

Appendix B -Site Plan and Testhole Logs - JRP Report #1166-255, August 2006

Geotechnical Investigation

Proposed Area Structure Plan

File No.1439-32 383 of 873


fi

Atim Creek TH06-2 Elev: 99.66m.4_ WT: 6.62m

IF% 41

TH06-3 Elev: 99.59m WT: 3.30m

Range Road275/ Boundary Road

heference 2 TH06-1 Elev: 99.73m WT: dry @ 7.3m

-cr 0

Temporary Benchmark Elev: 100m

TH06-4 Elev: 95.47m WT: 1.78m an) J.R. Paine & Associates Ltd. CONSULTING AND TESTING ENGINEERS

79th Avenue / Township Road 524 it

Reference

Approximate Testhole Locations Prepurchase Assessment E1/2 of SE 30 - 52 - 27 - W4 Stony Plain, Alberta SCALE: NTS

DATE: August 384 of 873 14, 2006

DRAWN BY: JT

FILE #: 1166 - 255


PROJECT NO: 1166 - 255

ri BENTONITE

,0

L

o o

[

Vi

ci) D

LOCATION: As per site plan SPT SAMPLE '... CORE SAMPLE I 1M SLOUGH

•: PEA GRAVEL

SAMPLE TYPE

BACKFILL TYPE SOILSY MBOL

rd SHELBY TUBE

Depth (m)

SAMPLE TYPE

0

ELEVATION: 99.73 m

DRILL METHOD: Solid Stem Auger

OWNER:

SOIL DESCRIPTION

-±-1—_ ~ °cn-

"'GRAB SAMPLE

HINO RECOVERY

111GROUT

r a DRILL CUTTINGS

• POCKETPEN. (kPa) 100 200 300 400 M.C.

PLASTIC

i

20

100 rem,. OR ,TOPSOIL : silty, loose, moist, dark brown SAND : silty, clayey, fine to medium grained, poorly graded, loose, damp, light brown, some roots and organic fibres ■

40

gil SAND

OTHER DATA

LIQUID

i

60

80

......

.. .. ..

iik tk 9 II I _99— _ 6 —1

-

SM

1 .1

A

4

Sieve Analysis

-

-_ _ -

2.0 m

h

%

CLAY : silty, sandy, medium to high plastic, stiff, very moist, brown, some coal and oxides

-

-

98— -

Gravel: % Sand: 82.4 Fines: 17.6 %

a

*

--2

/ /

-_

*

9

L.-. _

8

,

Elevation (m)

CLIENT: Qualico Development Ltd.

BOREHOLE NO: 06.1

SLOTTED PIEZOMETER

PROJECT: Prepurchase Assessment

..

.*. A..

... .......

-_

/

_

E

4

A

•• •• la

..

_ : :

/

—3 L-

P.L. = 17.7 L.L. = 55.4 M.C. = 38.1

_

Soluble Sulphates: Negligble

/

e . 4.

Below 3.7 m - wetter, higher plastic

-

4

74

96—: _

.... ..4. .. 4... .... ...

.. ... ..

.....

_

_ -

• • ..... - • - ..

•• •• .... •• •

95—_

0

_

/

CH

/

E5

_

_ _

Below 4.9 m - sensitive

f '

---

• •a

_

_

-

94—_

0•

4 i

6 L

co

/

i /

-

' •

Below 6.1 m - very silty, some sand, soft, wet, rapid dilatency

0 •• •• • •• • ..

_

. .... ...

-

_ _

-_

-_

-

0) 0 -7

E

/

4

A.

I_

••

END OF TESTHOLE @ 7.3 m. No water and no slough on completion of testhole. Slotted standpipe installed to 7.32 m. day waterlevel reading: Dry to 7.32 m bgs. 14 day waterlevel reading: Dry to 7.32 m bgs.

_ _

8 8.2

J.

Paine & Assoclates Ltd. VONIKILTINO & UMW MOMS= . GEOTECHNICAL . ENVIRONMENTAL . MATERIALS .

LOGGED BY: J Tsoi 17d5m005nio1n06A) ABvein5ue S 1E7 REVIEWED BY: R Evans Phone: (780489-0700 Fax: (780) 489-0800

_ 92-

..

COMPLETION DEPTH: 7.32 m COMPLETION DATE: 26/7/06 Page 1 of 1 385 of 873


L0

•: PEA GRAVEL

ELEVATION: 99.66 m

. 11 SPT SAMPLE

fGRAB SAMPLE

Ell NO RECOVERY

1111 SLOUGH

EtIGROUT

ro: DRILL CUTTINGS

A POCKETPEN. (kPa) A

±---

100

200

300

400

OTHER DATA

a_

u)

gi SAND

PLASTIC

M.C.

I

20

40

LIQUID BO

60

,177.

100 mm

OR ,TOPSOIL : silty, loose, moist, dark brown SILT : sandy, brown, low plastic, hard to stiff, moist, brown, some gravel and organic fibres

3

•- ---- - • - •• •

e 5

-1

99A

*

/ / / /

ML I 1C

- •• • •• ..

2.1 m

•- • - - -

a

CLAY : silty, medium to high plastic, stiff, very moist, brown, traces of gravel and oxide 4

L Li

/ /, / / / / / / / / / /

Sieve Analysis Gravel: % Sand: 30.2 % Fines: 69.8 %

e) es

-

..

I1

—2 -

Elevation (m)

CORE SAMPLE

BOREHOLE NO: 06.2

SLOTTED PIEZOMETER

U

SOIL DESCRIPTION

??

L _ L

PROJECT NO: 1166 - 255 DRILL METHOD: Solid Stem Auger LOCATION: As per site plan

SAMPLETYPE

SOILSYMBOL

Depth (m) Water Level

PROJECT: Prepurchase Assessment CLIENT: Qualico Development Ltd. OWNER: 12 SHELBY TUBE SAMPLE TYPE IIBENTONITE BACKFILL TYPE

•• •

/ /,.

98—

/

/

/ / /

97—

CH P.L. = 17.3 L.L. = 53.7 M.C. = 33.4 2 2

A

SILT : some sand, clayey, low to non-plastic, firm, moist, brown to grey

I

_ —4 L

3.7 m

/ / / / /

•• •

•• • ....... •• •

0•

7

/ / / / /

- •• •• .:

ML e • . .. ..

: 95—

P.L. =14.4 L.L. = 33.8 M.C. = 22.5 /-_-/

-

/\--\/ / I,/

-

.....

.....

96— -

/17/ /—/ / . , ../

...... .......

At 4.6 m - moister

._

At 5.0 m - highly sensitive, wet

—5

CLAY : very silty, some sand, medium plastic, soft, wet, slightly dilatant, sensitive

-7"

_

5.2 m

••1-0--,-1

X

.

4

5

/ :/ /—/

..,

;*1 Cl

_,,,;

Soluble Sulphates: Negligble •. .......

At 6.7 m - very silty, rapid dilanancy

/ 4

U

6

e

0 N

—8 Ui 8.2

as

ARA Petorraatiffettrar MAL aaaravatatak . ENVIRONIVENTAL • WILTERINL4 .

/=

_

/=1

./= - 93—

•0

./-1// .-7:7-2%.

92—

END OF TESTHOLE @ 7.3 m. 6.7 m of water and no slough on completion of testhole. Slotted standpipe installed to 7.32 m. 7 day waterlevel reading: 6.64 m bgs. 14 day waterlevel reading: 6.62 m bgs.

cc r

4— -

9

_ ./ -7 -7

4t

'A

—7

/ ;__

.

;f000

—6

EL

-

/

LOGGED BY: J Tsoi 17505 - 106 Avenue rtmno:1;0) 348T9511P7 oi) REVIEWED BY: R Evans Fax: (780) 489-0800

-_ _ -

COMPLETION DEPTH: 7.32 m COMPLETION DATE: 26/7106 Page 1 of 1 386 of 873


PROJECT NO: 1166 - 255 DRILL METHOD: Solid Stem Auger

OWNER:

LOCATION: As per site plan

EBENTONITE

L

0

co

D

OR

; -_ L

a

CORE SAMPLE

•. PEA GRAVEL

SPT SAMPLE 1111 SLOUGH SAMPLE TYPE

BACKFILL TYPE SOILSYMBOL

E.SHELBY TUBE

Depth (m) Water Level

SAMPLE TYPE

SOIL DESCRIPTION

ELEVATION: 99.59 m

M GRAB SAMPLE

IfNO RECOVERY

lig GROUT

PA DRILL CUTTINGS

A PCCKETPEN. (kPa) • 200 300 400

z

100

PLASTIC

M.C.

1

20

TOPSOIL : sandy, silty, clayey, low plasitc, stiff, moist, highly organic 300 mm CLAY : silty, some sand, medium plastic, stiff, very moist, grey, traces of oxide II

40

-

-

/

—2 _

80

"?11111-.14

Soluble Sulphates: Negligble

, • -_, s' .

' '''' - • '

,

=3

2.7 m

//

-

98-

H

/ / /

•• •

.

/

,/,

-

e://

L

/ 4

4

- — A" 1:4•• •"•" '''' •"

• •

r--

-

• • • .......

.. .... ...... .... ... ♦ P.L. =19.6 L.L. = 53.3 M.C. = 37.1 .. .. ..

Below 4.6 m - moister

p _

"

CH

,...

AO - • -.

SO .-

% ....,...

4 0, r01-_

_

--_ 94--: _

_

//,

/4

.•

Below 6. m - wet, highly sensitive, rapid dilatency :

95=

_

0 1 /

4

F6

97— _ _

_ 96—

// / / / /

, _

:5

/

, / /

_ -

—4

-

/ /

. ••

-

_

•• •

CLAY : very silty, medium to high plastic, firm, very moist, grey, rapid dilatancy, slightly sensitive

/

99—

j

P.L. =14.2 Lt. 48.0 M.C. = 31.3

• _

:

-

-••

At 2.1 m - trace of sand, low to medium plastic, firm

-

"

P.L =11.7 L.L. = 34.5 M.G. =13.1 .

:

••' .

Below 1.8 m - sand pockets, very silty, soft

60

1 ,`Si

6

CI

LIQUID

•• • • ••

•• :

—1 _

OTHER DATA

1-a_

u)

2I SAND Elevation (m)

CLIENT: Qualico Development Ltd.

BOREHOLE NO: 06.3

SLOTTED PIEZOMETER

PROJECT: Prepurchase Assessment

0 A 10

.. .. • ..ID

/r / / '

d

_

.. .. ...... ...... .... ... rA A

cn

93—

.. .. 15 .. ...... ....... -

-7 -

/4

4

q

••

o ..... , . . .

o_

1--

0 cc z

0_

-8 - 8.2

END OF TESTHOLE @ 7.3 m. 3.28 m of water and no slough on completion of testhole. Slotted standpipe installed to 7.32 m. 7 day waterlevel reading: 3.26 m bgs. 14 day waterlevel reading: 3.3 m bgs.

JAL Pain* & Associates Ltd. CONSULTRIO &IMMO EIVINtelt6 . CEOTECVNI CAL . 041,1120MtENTAL . WATEXIALS .

17505 - 1O 6tv anue 1 E7 nt 0n r5s Phone: (780) 489-0700 Fax: (780) 489-0800

, ••

,...

• ••

LOGGED BY: J Tsoi REVIEWED BY: R Evans

Ad -

: . 92— _ -

COMPLETION DEPTH: 7.32 M COMPLETION DATE: 26/7/06 Page 1 of 1 387 of 873


200

PLASTIC

300

M.C.

i

20

40

.. ..... ..

400

LIQUID

OTHER DATA

i

60

80

",ice

.......... ...

fit . 7 / / / / /

OR

CLAY : very silty, some sand, medium plastic, firm, wet, grey

—1

Cl

•-

900 mm

0

4

/ /'

/ E2 1__ _ _3 1-_ :

At 2.1 m - sandy, wet, light grey SAND : silty, fine grained, wet

e 6 7 ®fsel'2

E

—4

—5 : -

0

.. ....o .... ......

/ / / / / / /

Below 2.7 m - some clay pockets A

q/ SM Below 3.7 m -silty, stiffer, finer grained, some clay c cae _ •.Z % t

E

_ -

11

Sieve Analysis ... Gravel: % Sand: 35.8 % Fines: 64.2 %

.... Ai 4.. ... ..

.

2.3 ml

r .

At 4.6 m - rapid dilatancy ML

i

SILT : clayey, low plastic, firm, wet, grey, highly sensitive CLAY : very silty, low to medium plastic, soft to firm, wet, grey, slightly dilatant, highly sensitive

..A 7

•• • ...

0

......

... F-1-0

A

:

8

/_ // -_

...

..

5.2 m

/ / / /

0.. .... ...

4.9 m

/P.L. = 18.2 L.L. = 26.0 M.C. = 32.3 /; Soluble Sulphates: Negligble _ /___ : _ _

—6 _

.. ..:...

0

0 0 q

, CL

—7

X

A

6

"•

••

la. .. ...... .... ... .... ... a

_ IV

-

—J

ce

-8 8.2

END OF TESTHOLE @ 7.3 m. 1.75 m of water and no slough on completion of testhole. Slotted standpipe installed to 7.32 m. 7 day waterlevel reading: 1.75 m bgs. 14 day waterlevel reading: 1.78 m bgs.

LL1

z

it

JAL Paine & Associates Ltd. COMUS,T0416 t TORINO ENCINO= •MOTEMMICAL • VIM/IMMORAL • MAMMA •

93

91

90

89—

88-_ -_ _ -

. ••

LOGGED BY: J Tsoi E7d5m0o5n -t o. 1 n06ArTn5uSe 1 E 7 REVIEWED BY: R Evans Phone: (780) 489-0700 Fax: (780) 489-0800

92

-_

Csl

0-

-

/

C

'• • " 0 4

A ..

95

/ AI A 94

♦ A

At 1.5 m - sand pockets

Elevation (m)

100

U)

TOPSOIL : silty, loose, moist, dark brown

-0

A POCKETPEN. (kPa) •

-±--1— 0_

SLOTTED

SOIL DESCRIPTION

PIEZOMETER

co D

BOREHOLE NO: 06.4 PROJECT NO: 1166 - 255 ELEVATION: 95.47 m DRILL METHOD: Solid Stem Auger LOCATION: As per site plan ITEGRAB SAMPLE IIINO RECOVERY SPT SAMPLE , CORE SAMPLE MDRILL CUTTINGS 21SAND !III SLOUGH inGROUT •: PEA GRAVEL SAMPLE TYPE

--Depth7 (m) Water Level SOILSYMBOL

PROJECT: Prepurchase Assessment CLIENT: Qualico Development Ltd. OWNER: UP" SHELBY TUBE SAMPLE TYPE aBENTONITE BACKFILL TYPE

COMPLETION DEPTH: 7.32 m COMPLETION DATE: 26/7106 Page 1 of 1 388 of 873


J.R. Paine & Associates Ltd.

Appendix C Site Plan and Testhole Logs - JRP Report #1166-261, December 2006

Geotechnical Investigation

Proposed Area Structure Plan

File No.1439-32 389 of 873


I.

II

SW30-52-27-W4M ;^cs - -; •_;o

. .;

TH 06-3

40 Acres TH 06-2

i

i

It \

- ^'---- -----' i ;

TH 06-1

1. I I \..' ' ' 1 \ . .............__

i

I 1

-....,....._

79 AvenitP ------,_

CDJ.R. Paine & Associates Ltd. j, CONSULTING AND TESTING ENGINEERS Approximate Testhole Locations Preliminary Geotchnical Investgation 79 Avenue and Golf Course Road Stony Pla-n, Alberta SCALE: NTS

DATE: December, 2006

DRAWN BY: C.Watson

FIGURE: 1166-261

390 of 873


-0

li

iD

SOIL DESCRIPTION

0

cn

OR , ,DIA

ORGANICS : Topsoil, black, 250 millimetres in

-,depth.

• POCKETPEN. (kPa) 300 400 100 200

a F—

0_ co

LIQUID

M.C.

PLASTIC

i

20

80

60

40

CLAY : silty, sandy, very moist, soft, medium plastic, orange grey, oxides.

_

Below 1.5m: firm, brownish grey.

250 mm

-_.

7

..•

M.G. = 22.0

4

-

• -- F--

-1

7" ,e,00 0/

.73

.... ... •

Below 3.7m: very moist, soft. Below 3.8m: sandy, grey, sensitive.

_ 4

0 A

CI

e

12

A

0

=

6 0 " .. Al

At 4.6m: stiff, imbedded high plastic clay seams.

,

—5 -

Below 5.3m: very silty, very moist to wet, highly sensitive.

/

7 •

/ / / / / / / /

M.C. = 29.0

8

/ / 705 — / / M.C. = 26.9 / / / / / / M.G. = 34.3 / / ,/ /. M.C. = 31.3 /•:-/ 704-: , , /",./ /..' / M.G. = 39.0 P.L. = 17.2 L.L. = 47.6 /// Soluble Sulphates: Negligble

A

M.G. = 33.8

—6

• ..

..

M.C. = 34.1

-

wA -

7

6

-

N

*

M.C. = 42.1

0

M.C. = 38.9

—8 -

/j , 703— -_ / , %/ _ // / // ,

702 — i 701—

END OF TESTHOLE @ 7.3 m. No water and no slough on completion of testhole. Slotted standpipe installed to 7.32 m. 8 day waterlevel reading: 3.4 m bgs. 27 day waterlevel reading: 3.51 m bgs.

0

0 0

A

/ / 708—/ / / -

/ / 707/ / / / / M.C. = 32.2 / / M.G. = 34.2 P.L. P =17.3 L.L. = 43.5 / / / / 706— Soluble Sulphates: Negligble // j / / / / M.G. = 31.4

• 0

At 2.1m: silty to very silty, very moist, soft. Below 2.3m: moist, stiff.

04 4/ 2 00

/ / / / /

M.C. = 17.6

760 mm

004

2

OTHER DATA

i

SAND : silty, trace clay, moist, loose, greyish brown, trace amounts of coal and oxides.

—1

-

iri

Elevation (m)

E NTONITE

SLOTTED PIEZOMETER

SOI LSYMBOL

Depth (m)

BACKFILL TYPE

BOREHOLE NO: 06-1 PROJECT NO: 1166-261 ELEVATION: 708.68 m DRILL METHOD: Solid Stem Auger LOCATION: N5933391, E302690 GRAB SAMPLE 1SPT SAMPLE V CORE SAMPLE Q NO RECOVERY MDRILL CUTTINGS ]SAND GROUT 1M SLOUGH I H I PEA GRAVEL SAMPLETYPE

PROJECT: SW 30-52-27-W4 CLIENT: Qualico Developments West Ltd OWNER: MSHELBY TUBE SAMPLE TYPE

-

0

0 ›-

700—_

_

z

0 co

0

0

.1

J.

Paine & Associates Ltd. CONSULTING A TESTING ENCINUAS •GEOTECNNICAL • ENVIRONMENTAL • MATERIALS

LOGGED BY: CW Avenue Edmonton, 7d5m0.5n-t B T5S 1E7 REVIEWED BY: W Kofoed Phone: (780) 489-0700 Fax: (780) 489-0800 Fig. No: 1

COMPLETION DEPTH: 7.32 m COMPLETION DATE: Page 1 of 1 391 of 873


BACKFILL TYPE

E

- 0

-

SOILSYMBO L

M" SHELBY TUBE

Dept h (m) Water Level

SAMPLE TYPE

j

7PEA GRAVEL

co

OR

ORGANICS : Topsoil, black, 200 millimetres in -\clepth.

-1 = _ _ -

♦ • POCKETPEN. (kPa) A 300 400 100 200

z o co

CLAY : very silty, sandy, moist to very moist, firm, medium plastic, brownish grey.

20

-3 -

708M.G. = 29.1

11

M.C. = 33.6

M.C. = 31.6

M.C. = 29.5

707-

1.2m

A.

1 I I P. 0

M.C. = 32.6

7

1

Below 3.0m: moist to very moist, firm, with trace amounts of ingressing water.

-

80

-

At 1.8m: 150 millimetre very moist coarse sand layer. At 2.1m: firm to stiff, grey, imbedded high plastic clay seams, trace amounts of coal. Below 2.3m: moist, very stiff, medium to high plastic, trace amounts of oxides.

CI

-

60

40

-

OTHER DATA

M.C.LIQUID

PLASTIC

12

-

riSAND

f

ivl

-2

M, DRILL CUTTINGS

200 mm

SAND : silty, clayey, moist to very moist, medium dense, poorly graded, fine to medium grained, grey, ,14 me SM-SC trace amounts of coal and oxides. 1 0,4, Below 0.8m: clayey.

-_

NO RECOVERY

':.; GROUT

1111 SLOUGH

SOIL DESCRIPTION

(0( %op;

--

BENTONITE

ELEVATION: 708.51 m

DRILL METHOD: Solid Stem Auger LOCATION: N59333454, E302805 kl GRAB SAMPLE CORE SAMPLE SPT SAMPLE r SAMPLETYPE

OWNER:

1 g E P 0 i m

M.C. = 33.7 . .......

-

I

At 3.6m: sandy, very moist, soft, pebbles.

-

-

-4 ii - II - id .

SAND : clayey, moist to very moist, loose, poorly SC graded, medium grained, brownish grey, trace \amounts of coal and oxides. CLAY : very silty, very moist, soft, medium plastic, grey, trace amounts of sand, coal and oxides, - ,

-5 _

4.0 m 6

A

C

-6 -

0

M.C. 35.6

M.C. = 30.9

Cl 5.5 m j. SAND : clayey, silty, saturated, loose, poorly .14 sc_sm graded, medium grained, trace amounts of coal and 5.8 m OA Aoxides, / CLAY : very silty, wet, soft, medium plastic, grey, trace amounts of sand, coal and oxides, sensitive.

-

••....

• ..

M.C. = 27.8

5

_ 705 -_

P .2' el2 "e_ V - 704°0 OV _ -

M.C. = 29.8 •

706-

M.C. = 29.3

4.3 m

A- •

E

Elevation (m)

CLIENT: Qualico Developments West Ltd

0

BOREHOLE NO: 06-2

PROJECT NO: 1166-261

SLOTTED PIEZOMETER

PROJECT: SW 30-52-27-W4

m.C. = 32.6

703_

M.C. = 32.3

702-_

CI M.C. = 32.1

1_7

7

_

A

• " .-

M.C. = 30.0 •

-"

END OF TESTHOLE @ 7.3 m. 2.44 m of water and 2.44 m of slough on completion of testhole. Slotted standpipe installed to 4.88 m. 8 day waterlevel reading: 4.4 m bgs. 27 day waterlevel reading: 4.51 m bgs.

_

-E

-8 -

701-_ _ 700_

, 7 .1

S E._

Pctsintlitif,4 Tertit tilt* Ltd. •GEOTECNNICAL - ENVIRONMENTAL • MATERIALS

LOGGED BY: CW A0v7.e i'7tdi5m0o5n-t 1:66‘) u4 8 a71cg 7 REVIEWED BY: W Kofoed Fax: (780) 489-0800 Fig. No: 2

_ COMPLETION DEPTH: 7.32 m COMPLETION DATE: Page 1 of 1 392 of 873


j v.

L0

rAo 0 0 0% 0 0 00

,..

ill BENTONITE

1. ;

III I SLOUGH

PEA GRAVEL

OR -, ORGANICS : Topsoil, black, 100 millimetres in \depth.

SAND : moist to very moist, fine to medium dense, poorly graded, medium grained, brown, trace amounts of coal and oxides.

0 0 00 0 0 00 l SP

-

Ao 0 0

i_ -

A

60

40

80

*

M.G. = 20.9 Sieve Analysis Gravel: % Sand: 94.4 % Fines: 5.6 %

14

,

708—

M.C. = 21.6

.

6

oi . V.,

SAND : clayey, wet, loose, poorly graded, medium to coarse grained, grey, coal and oxides.

*4 4 * SC af „,e,

At 3.8m: brownish grey with ingressing water.

-

- • MC. = 19.9

707—

M.C. = 24.1 ,,-, ,.,

•- M.C. = 21.8

• '0

-

31 m II

M.C. = 24.3

706=

0

M.C. = 27.7

-

e

M.C. = 24.9

3

, 705—

A CLAY : very silty, sandy, very moist, soft, low to medium plastic, grey, trace amounts of coal and oxides.

-

1 - 5

Below 5.2m: silty to very silty, very moist, soft to firm, medium plastic.

/

4.6 m

.... •

A

a a E 8 _ AP S S S 704P i a a S 0 703— i a , a S S I AEA 702—

. ....... M.C. = 30.7 .,

••

11/

5

0..

M.G. = 29.3

co

M.C. = 277

CL-CI

•• •. . . ....

-

I

Below 6.7m: sandy, soft, odd pebble.

E

—7

X

6

• A

M.C. = 30.5

o a .... .....

M.C. = 30.5 ..

M.C. = 29.7

-

END OF TESTHOLE @ 7.3 m. No water and no slough on completion of testhole. Slotted standpipe installed to 7.32 m. 8 day waterlevel reading: 2.9 m bgs. 27 day waterlevel reading: 2.98 m bgs.

0 —8 Co L

CD

709— -

1co Q, -

-

0

LIQUID

e

'0 o' A 0 )0 0

-

20

ll

Below 1.5m: greyish brown.

0m

-

M.C.

PLASTIC

Below 2.1m: orange brown.

00 I 00 0,0 —3 - 0 0

—4

OTHER DATA

0_

u)

I

-

-

♦ • POCKETPEN. (kPa) 300 400 100 200

2'

17: SAND

-

0e, 0 0 % 00 e, M

—2

EDRILL CUTTINGS

P P

0110

-

Li i, GROUT

100 mmi

00

—1

NO RECOVERY

®GRAB SAMPLE

SPT SAMPLE

Elevation (m )

A CORE SAMPLE

PIEZOMETER

12 SHELBY TUBE

SOIL DESCRIPTION

c.)

ELEVATION: 709.21 m

DRILL METHOD: Solid Stem Auger LOCATION: N5933557, E302932

SAMPLE TYPE

SOILSYMBOL

Depth (m)

SAMPLE TYPE BACKFILL TYPE

BOREHOLE NO: 06-3

PROJECT NO: 1166-261

SLOTT ED

PROJECT: SW 30-52-27-W4 CLIENT: Qualico Developments West Ltd OWNER:

7017

_

-

0

z

0

.1

0 rn

0_

-R. Pains (A Associates Ltd. CONSULTING t TISTINO ENOINIgnit •GEOTECNNICAL • ENVIRONMENTAL - MATE/UAL& -

LOGGED BY: CW 17505 -t 01n06. Avenue e_n_u e F5S 1E7 REVIEWED BY: W Kofoed Phone: (780)AB489-0700 Fax: (780) 489-0800 Fig. No: 3

COMPLETION DEPTH: 7.32 m COMPLETION DATE: Page 1 of 1 393 of 873


J.R. Paine & Associates Ltd.

Appendix D -Site Plan and Testpit Logs - JRP Report #1166-252, May 2006

Geotechnical Investigation

Proposed Area Structure Plan

File No.1439-32 394 of 873


13oundary Road Lâ&#x20AC;¢

I

79 Avenue

()

J.R. Paine & Associates Ltd. CONSULTING AND TESTING ENGINEERS

Approximate Testpit Locations Preliminary Geotchnical lnvestgation 79 Avenue and Boundary Road Stony Plain, Alberta SCALE: NTS

DATE: May 8, 2006

DRAWN BY: SD

FIGURE: 1166-252

395 of 873


PROJECT: Preliminary Geotechnical Investigation

PROJECT NO: 1166-252

BOREHOLE NO: 06-1

CLIENT: Qualico Developments West Ltd.

DRILL METHOD: Backhoe LOCATION: As per site plan

ELEVATION:

0 SHELBY TUBE

CORE SAMPLE

SPT SAMPLE SAMPLETYP E

SOILSYMBOL

Depth (m)

SAMPLE TYPE

SOIL DESCRIPTION

0

I NO RECOVERY

GRAB SAMPLE

-±---

A POCKETPEN.

100

200

(kPa) 300 400

OTHER DATA

a_

co

PLASTIC

M.C.

LIQUID

1-0----1 20

40

60

Elevation (m)

OWNER:

80

TOPSOIL: Organics, black OR

CLSI

—1

660 mm SILT: Clayey, trace sand, damp to moist, firm, low plastic, yellowish brown, some organics, trace oxides, frost till 0.9m:

1.2m CLAY: Very silty, trace sand, very moist, firm, medium plastic, some brown and some grey, trace oxides

_

....

—2 _ -

.. P.L. =17.6 L.L. = 49.7 M.C. = 31.4

•1--•--i

L

.......

—3

0

/ -

_

—4 _

CI

.......

between 3.5 to 4.0m: elevated silt content, wet, soft

%between 4.0 to 5.0m: stiff, dark grey, severe oxides

• •...... e

....

—5 _

—6 _ _

below 5.0m: wet, soft, slightly sensitive

/

0

...

I—G

P.L. = 18.7 L.L. = 32.5 M.C. = 32.6

END OF @ 6.1 m. No water and no slough on completion of .

;—7

- 7.5 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: S. Das REVIEWED BY: R Evans Fig. No: 1

COMPLETION DEPTH: 6.10 m COMPLETION DATE: 4/14/06 Page 1 of 1 396 of 873


PROJECT: Preliminary Geotechnical Investigation

PROJECT NO: 1166-252

BOREHOLE NO: 06-2

CLIENT: Qualico Developments West Ltd.

DRILL METHOD: Backhoe

ELEVATION:

OWNER:

LOCATION: As per site plan

0

0

_

V. CORE SAMPLE

SOIL DESCRIPTION

F

iliGRAB SAMPLE

SPT SAMPLE

NO RECOVERY

A POCKETPEN. (kPa) • ♦

z 1— a_ ci)

100

200

PLASTIC I 20

300

M.C. • 40

400

LIQUID 60

OTHER DATA

Elevation (m )

C.)

a SHELBY TUBE

SAMPLETYPE

SOILSY MBOL

Depth (m)

SAMPLE TYPE

80

TOPSOIL: Organics, black OR 510 mm SAND: Trace silt, moist, fine to medium grained, moist, medium dense, light brown, frost till 0.9m

—1

-

SA

..... .. below 1.8m: dense, free water, some coal and trace oxides —2

i

r

I

2.1m CLAY: Very silty, trace sand, wet, soft, medium plastic, brown and some grey, trace oxides, sensitive

0

between 2.5 to 3.0m: silty, very moist, firm

—3 -

below 3.0m: very soft, trace coal

0

-

.......

—4

Cl

below 4.0m: dark grey

.. .... .

-

P.L. =17.6 L.L. = 46.0 M.G. = 37.6

-6 _

A

lli END OF @ 6.1 m. No water and no slough on completion of .

A

• .....

—7

- 7.5

L C

17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: S. Das REVIEWED BY: R Evans Fig. No: 2

COMPLETION DEPTH: 6.10 m COMPLETION DATE: 4/14/06 Page 1 of 1 397 of 873


PROJECT: Preliminary Geotechnical Investigation

PROJECT NO: 1166-252

BOREHOLE NO: 06.3

CLIENT: Qualico Developments West Ltd.

DRILL METHOD: Backhoe

ELEVATION:

i0

CD

OR ..':0 ...• • •

pj SHELBY TUBE

LOCATION: As per site plan CORE SAMPLE SPT SAMPLE

SOIL DESCRIPTION

•GRAB SAMPLE

U3

PLASTIC

M.C.LIQUID

I

20

40

60

80

300 mm SILT: Sandy, some clay, damp, firm, low plastic, brown, frost till 0.9m

. :,

. ....

AO

-below 1.5m: very clayey, trace sand, very moist, soft, medium plastic, severe oxides, sensitive

..

• —2

.

J

0

• ' • •

..

..tL.-. • .•. . •.• • ..2 " ••• : . SA . •.• •• • ... • •.• • . ,.• •,,-

_ -

.•.•.

74

:/ 00* '/

-_

SAND:Trace silt, coarse grained, very moist, loose, light 28 m brown, severe coal

1M

el

.... 3.8 m CLAY: Very silty, trace sand, wet, soft, medium plastic, brown and some grey, trace coal and oxides

A

e

Cl below 4.5m: firm, severe oxides

—5 ...•. ...... °" •°•.'.'...... -.°.•. SA -. .• .. . .

5.1m SAND: Trace silt, wet, saturated, coarse grained, loose, green, free water, sloughing conditions

below 5.8m: severe coal END OF @ 6.1 m. 0.08 m of water and no slough on completion of .

DT6/29/06

1

OTHER DATA

a_

. SASI

• POCKETPEN. (kPa) A 100 200 300 400

±---

TOPSOIL: Organics, black

—1

NO RECOVERY Elevation (m)

Depth (m) Water Level

SOILSYMBOL

SAMPLE TYPE

SAMPLE TY PE

OWNER:

...

17

7.5 17505 - 106 Avenue Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: S. Das REVIEWED BY: R Evans Fig. No: 3

COMPLETION DEPTH: 6.10 m COMPLETION DATE: 4/14/06 Page 1 of 1 398 of 873


PROJECT: Preliminary Geotechnical Investigation

PROJECT NO: 1166-252

BOREHOLE NO: 06-4

CLIENT: Qualico Developments West Ltd.

DRILL METHOD: Backhoe

ELEVATION:

OWNER:

LOCATION: As per site plan

SAMPLE TYPE

a SHELBY TUBE

A CORE SAMPLE

■GRAB SAMPLE

SPT SAMPLE

7 NO RECOVERY _

J

,t al _. _1 >-ca. Zr) w CD 75

0 cf, =

_1

°

LU ._ — ,._ z 1-- 1— w o_ _.. ,,,,

SOIL DESCRIPTION

ti

0 Cf)

... '

A POCKETPEN. (kPa) A 100 200 300 400 PLASTIC

M.0

LIQUID

OTHER DATA

< C/)

40

20

60

a) LU

80

TOPSOIL: Organics, black OR CI SA _ /

2/ /

400 mm CLAY: Sandy, silty, damp, medium plastic, black an860 mm \brown, some organics, frost till 0.9m SAND: Trace silt, wet, coarse grained, loose, very moist to wet, brown and grey .., -below 0.7m: free water, saturated, severe sloughing 1.0 m \conditions CLAY: Sandy, silty, moist, very soft, medium plastic, green

f1

.. .... .. .. .... .

CI

e " " .... " " ''''''' 2.5 m SAND: Wet, saturated, coarse grained, loose, grey, severe sloughing conditions 0

........ ...... ....

between 4.0 to 4.3m: sandy silt layer, very moist, very soft, low plastic, grey and brown

0

SA • . ........ . • . •• • .... ..•

—5

.. .... ..... ....... -

• END OF @ 6.1 m. 0.3 m of water and no slough on completion of .

.... .. .. .......

1

7.5 17505 - 106 Avenue

Edmonton, AB T5S 1E7 Phone: (780) 489-0700 Fax: (780) 489-0800

LOGGED BY: S. Das REVIEWED BY: R Evans Fig. No: 4

COMPLETION DEPTH: 6.10 m COMPLETION DATE: 4/14/06 Page 1 of 1 399 of 873


J.R. Paine & Associates Ltd.

Appendix E -Air Photos: 1950, 1962, 1973, 1982, 1992

Geotechnical Investigation

Proposed Area Structure Plan

File No.1439-32 400 of 873


SITE

J.R. Paine & Associates Ltd. CONSULTING AND TESTING ENGINEERS

1950 Air Photo Geotechnincal Investigation SW and SE 30-52-27-W4M Stony Plain, Alberta SCALE: 1:40,000 DRAWN BY: BB

DATE: January 20, 2016 401 of 873 FIGURE #: 1439-32-02


SITE

J.R. Paine & Associates Ltd. CONSULTING AND TESTING ENGINEERS

1962 Air Photo Geotechnincal Investigation SW and SE 30-52-27-W4M Stony Plain, Alberta SCALE: 1:31,680 DRAWN BY: BB

DATE: January 20, 2016 402 of 873 FIGURE #: 1439-32-03


SITE

J.R. Paine & Associates Ltd. CONSULTING AND TESTING ENGINEERS

1973 Air Photo Geotechnincal Investigation SW and SE 30-52-27-W4M Stony Plain, Alberta SCALE: 1:31,680 DRAWN BY: BB

DATE: January 20, 2016 403 of 873 FIGURE #: 1439-32-04


SITE

J.R. Paine & Associates Ltd. CONSULTING AND TESTING ENGINEERS

1982 Air Photo Geotechnincal Investigation SW and SE 30-52-27-W4M Stony Plain, Alberta SCALE: 1:20,000 DRAWN BY: BB

DATE: January 20, 2016 404 of 873 FIGURE #: 1439-32-05


SITE

J.R. Paine & Associates Ltd. CONSULTING AND TESTING ENGINEERS

1992 Air Photo Geotechnincal Investigation SW and SE 30-52-27-W4M Stony Plain, Alberta SCALE: 1:20,000 DRAWN BY: BB

DATE: January 20, 2016 405 of 873 FIGURE #: 1439-32-06


J.R. Paine & Associates Ltd.

Appendix F -Residential Upgraded Drainage Details

Geotechnical Investigation

Proposed Area Structure Plan

File No.1439-32 406 of 873


Floor Beam

Bitumen sprayed exterior

Nilex Nu-Drain house wrap or equivalent dimpled foundation wrap

Notes: Place all weeping tile level with no bumps or sags Install floor drain adjacent to sumps Connect sump to foundation drain services

Concrete Basement Wall

Minimum 5% grade Moderately Compacted Clay Backfill

Joint Sealant Vapour barrier with taped joints 2 layers of 6 mil poly or 1 layer of 10 mil poly

Native Soil

Minimum 2 interior laterals across basement subgrade

Filter cloth 15 0

m m

Floor Slab Footing

Filter cloth

100 mm Weeping tile wrapped in filter sock

J.R. Paine & Associates Ltd. CONSULTING AND TESTING ENGINEERS

Wash rock (25 mm minus)

Upgraded Drainage Details Proposed Subdivision SW & SE 30-52-27 W4M Edmonton, Alberta NOT TO SCALE

DATE: January 2016

DRAWN BY: BB

of 873 FILE407 #: 1439-32


Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

5.

Supporting Material and Studies for Bylaw 2598/D&P/18 Tussic Area Structure Plan g. Wetland Assessment Impact Report

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June 19, 2017 File: 2015-3545

Alberta Environment and Parks 111, 4999 – 98 Avenue Edmonton, AB T6B 2X3

Re:

WETLAND ASSESSMENT IMPACT REPORT – S-30-52-27 W4M, STONY PLAIN, AB

To whom it may concern: Please accept this letter as the Wetland Assessment Impact Report (WAIR) for the proposed residential development on S-30-52-27 W4M in Stony Plain, AB, on behalf of Stony Plain Developments Ltd. The intent of this assessment is to support the Water Act Application for disturbance, and subsequent compensation of 13 wetlands that will be impacted by the development. As part of the approval process, the following has been completed to date:  The field assessment was completed in September 2015 as per the Wetland Assessment and Impact Report (WAIR) Checklist and the “Alberta Wetland Assessment and Impact Report Directive”1.  The wetland class determination and ABWRET form was submitted to Alberta Environment and Parks (AEP) on October 16, 2015.  A water boundaries determination request was submitted to AEP on October 22, 2015 under AEP File No: 7162.  The wetland determination was received from AEP on November 11, 2015.  The wetland boundaries determination was received from AEP on February 3, 2017, which confirmed none of the wetlands will be claimed by the Crown. The following letter is structured to align with the WAIR Directive Checklist and support the Water Act Approval application.

1

Alberta Environment and Parks. 2015. http://aep.alberta.ca/water/programs-andservices/wetlands/documents/WetlandAssessmentImpactDirective-Jun2015.pdf.

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June 19, 2017 Alberta Environment and Parks -2-

1

GENERAL INFORMATION

The requirements of the WAIR Directive Checklist, Section 5.1 are addressed in Table 1. This table contains general information on the field assessment and site. Table 1. WAIR Directive Checklist Items, Section 5.1, General Information. Checklist Item Name of the QWSP who conducted the assessment

Project Details Field Assessment checked by: Justin Hick, B.Sc., MES, P.Biol., Qualified Wetland Science Practitioner (QWSP) Field Assessment completed by: Molly Penzes, B.Sc., Interim Wetland Science Practitioner

Company name represented by the QWSP

Associated Environmental Consultants, Inc.

Time and Date of assessment

September 25, 28, and October 1, 2015

Overview map and description of natural and anthropogenic landscape features within the local watershed.

Figure 1 (Appendix A).

Photographs of the following:  Wetland classes  Unique vegetation communities  Surrounding upland habitat or land uses

Site photographs are provided in Appendix B.

Details contained in the ABWRET analysis completed:  Surrounding land uses  General description of geology and soils  Named waterbodies (e.g. watercourses, wetlands and lakes)  Wetland boundaries and size  Catchment size  Drainage patterns and connectivity between water bodies  Contour maps depicting landscape position of wetlands  Upland surroundings and land uses

Photographs 1-15:  Wetlands W1 to W13 with vegetation communities. The wetlands on the property have all been farmed or largely affected by farming practices through time and limited wetland vegetation is currently evident. At the time of the field surveys, none of the wetlands contained

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June 19, 2017 Alberta Environment and Parks -3-

Checklist Item   

Inlets and outlets Disturbances Evidence of wildlife

Photographs must have associated GPS coordinates and figure descriptions of vantage point.

Project Details open water (summer and fall 2015), with the exception of some water pooling beside the culvert at W7, which receives water from the southern property, though the wetland does not extend over the road. W5 showed evidence of some open water in one of three “late-season” historical aerial photos, in a particularly wet year (1982). Photographs 16-19:  Surrounding land uses. Photographs 20-22:  Inlets and outlets Photographs (all):  Disturbances: farming activities. Figure 23-25:  Evidence of wildlife

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June 19, 2017 Alberta Environment and Parks -4-

2

WETLAND IDENTIFICATION AND DELINEATION REPORTING

The requirements of WAIR Directive Checklist, Section 5.2 are summarized in Table 2. This table describes the supporting technical files and field methods. Following the requirements of the Alberta Wetland Policy, historical and current aerial photos were reviewed in 2015 to determine wetland boundaries, with consideration for annual variation in precipitation (i.e., photos from summer of a dry year were taken to slightly underestimate permanence of water; whereas photos from spring of a wet year were considered to overestimate the permanence of water). The aerial photos used in this assessment are listed in Table 3 and provided in Appendix C. Table 2. WAIR Directive Checklist Items, Section 5.2, Wetland Identification and Delineation. Checklist Item

Project Details

Digital Shapefile of wetland boundaries, determined in accordance with the Alberta Wetland Identification and Delineation Directive.

File: “S30stonyplain_wetlandsShapefile.zip”

Digital Shapefile of project boundary and proposed areas of wetland loss

File: “S30stonyplain_projectboundary.zip”

Documentation of procedures and evidence used to interpret wetland boundaries, in accordance with the Alberta Wetland Identification and Delineation Directive, including the delineation pathway chosen (see Directive).

The two quarter sections were evaluated via historical aerial imagery (Table 3; Appendix C) and a field assessment following the new Alberta Wetland Policy planning and assessment tools: http://aep.alberta.ca/water/programs-andservices/wetlands/alberta-wetland-policyimplementation.aspx. Tables 3 and 4 are provided for additional reference.

Documentation of imagery sources used to delineate wetland boundaries. Documentation and evidence of wetland field indicators used to verify or delineate the wetland boundaries. Documentation and evidence used to key out wetland classes, forms and/or types, including classification codes and other information depicted in Table 3.

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June 19, 2017 Alberta Environment and Parks -5-

Table 3. Imagery used to identify wetlands Month/Year of Image

Type

Scale and Type

August 1950

AEP stereo aerial imagery

1:40,000; black and white

May 1962

AEP stereo aerial imagery

1:31,680; black and white

June 1972

AEP stereo aerial imagery

1:6,000; black and white (showing SW 30-52-27 W4M)

June 1972

AEP stereo aerial imagery

1:6,000; black and white (showing SE 30-52-27 W4M)

September 1982

AEP stereo aerial imagery

1:30,000; black and white

April 1991

AEP digital aerial imagery

1:8,000; black and white

April 1991

AEP digital aerial imagery

1:25,000; black and white

May 2011

AEP digital aerial imagery

1:20,000; black and white

August 2011

Google EarthTM imagery

N/A; colour

May 2013

Google EarthTM imagery

N/A; colour

September 2013

Google EarthTM imagery

N/A; colour

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June 19, 2017 Alberta Environment and Parks -6-

3

WETLAND CLASSIFICATION REPORTING

The area, type, and permanence of each wetland on the property, as reported in the 2015 submissions to AEP, are presented in Table 4 below, and it addresses WAIR Directive Checklist, Section 5.3.. Further details can be found in the ABWRET Spreadsheet and Results attached in Appendix D. Table 4. Wetland Results as per the WAIR Directive Checklist, Section 5.3.

ID

Area (ha)

Type

Permanence

Wetland Class

W1a

0.17

Wooded Swamp

Temporary

C

W1b

0.22

Marsh

Temporary

C

W2

0.05

Marsh

Seasonal

C

W3

0.10

Marsh

Seasonal

C

W4

0.32

Marsh

Temporary

C

W5

0.57

Marsh

Semi-Permanent

C

W6

0.17

Marsh

Temporary

C

W7

0.09

Marsh

Temporary

C

W8

0.15

Marsh

Temporary

C

W9

0.05

Marsh

Seasonal

C

W10

0.25

Marsh

Temporary

C

W11

0.04

Marsh

Temporary

C

W12

0.32

Marsh

Temporary

C

W13

0.23

Marsh

Temporary

C

Total Area

2.74

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June 19, 2017 Alberta Environment and Parks -7-

4

ABWRET-A REPORTING REQUIREMENTS

The results of the ABWRET-A and final wetland values are attached in Appendix D. As noted in the introduction, all wetlands were determined to be Class C. The ABWRET-A results addresses Section 5.4 of the WAIR Directive Checklist. 5

SPECIES SURVEYS REPORTING REQUIREMENTS

The requirements of WAIR Directive Checklist, Section 5.5 are addressed in Table 5. This table summarizes fish and wildlife characteristics on the property. The LAT Report is attached in Appendix E. Table 5. WAIR Directive Checklist Items, Section 5.5, Species Survey Reporting Requirements. Checklist Item

Details

A Landscape Analysis Tool (LAT) report, where available, with explanations of how all conditions will be met during construction activities.

See Appendix E.

A list of dominant, sensitive and endangered species in the impact area.

FWMIS returned no wildlife species within a 2 km radius of the project area. Incidental wildlife observed during field assessments include a bohemian waxwing (Bombycilla garrulous; not listed in Schedule 6 of the provincial Wildlife Actâ&#x20AC;&#x2122;s Wildlife Regulation or Schedule 1 of the federal Species At Risk Act), and several sightings of wildlife scat and burrows. The project area lies within the following sensitive wildlife zones: Sharp-Tailed Grouse Survey Area and the Sensitive Raptor Ranges (Government of Alberta 2014b). The noted sensitive raptor ranges specifically refer to bald eagle (Haliaeetus leucocephalus). While no bald eagles have been previously documented in government databases within 2 km of the project area, Bald Eagles are typically found near rivers and lakes (National

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June 19, 2017 Alberta Environment and Parks -8-

Checklist Item

Details Geographic 2002 ). Bald eagles are not listed in Schedule 6 of the provincial Wildlife Act’s Wildlife Regulation or in Schedule 1 of the Species At Risk Act [federal status: “Not At Risk”]).

A description of how the timing of activities will minimize any impacts during key fish and wildlife life cycles.

Aquatic Atim Creek runs through the middle of the subject parcel. Historical air photos indicate that Atim Creek’s alignment was straightened, between 1962 and 1972. Atim Creek is a mapped waterbody; however, within the project area this creek is uncoded (per the Water Act, Code of Practice Maps) and is by default it is a Class D waterbody with no restricted activity period. The portion of the creek through the property has minimal riparian area, with limited biological diversity. The creek does not contain water for the majority of the year, aside from the pool beside a hanging culvert in the northern half of the property. Atim creek does not appear to provide valuable fish habitat through the property. Terrestrial Tree clearing will respect regulatory requirements around migratory bird and sensitive owl nesting periods.

6

IMPACTS TO WETLANDS

All the wetlands on the property are proposed to be disturbed and compensated as part of this project. Mitigation of impacts to the wetlands will be through “Replacement”. In-lieu payments for the wetlands will be made to Ducks Unlimited. An in-lieu replacement proposal is attached for proposed payment to Ducks Unlimited (Appendix F).

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June 19, 2017 Alberta Environment and Parks -9-

A summary of the impacts to wetlands is provided in Table 6, with each metric required under the WAIR Directive Checklist, Section 5.6. Table 6. WAIR Directive Checklist Items, Section 5.6, Impacts to Wetlands. Checklist Item Total footprint of the proposed activity

Details 2.74 ha (all wetlands) Proposed in-lieu payment: $104,668 (Appendix F)

Total number and area of wetlands that were assessed

13 wetlands 2.74 ha (Table 4)

Number and area of wetlands that will be permanently lost and/or impacted

13 wetlands 2.74 ha (Table 4)

Timeframe of the proposed activity

To be determined following municipal approval of development plans and receipt of all regulatory permits.

The type, magnitude, spatial extent, duration and timing of stressors induced by the activity

The wetlands on the property have been extensively disturbed by farming practices and surrounding linear and residential development.

Any expected changes in wetland class, and the causes for this change

N/A (all wetlands proposed to be disturbed).

Any expected adverse effects on the aquatic environment, including biodiversity, ecological health or habitat, and the causes of these effects

N/A. See description of aquatic habitat in Table 5.

Any expected adverse effects to humans, including First Nations, public health and safety, and human use

N/A. Property is currently agricultural land surrounded by residential development.

Consideration of cumulative effects in the watershed, to wetlands or to the broader environment

Following development on the S-30 property, the discharge from the property will follow

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June 19, 2017 Alberta Environment and Parks - 10 -

Checklist Item

Details Town of Stony Plain municipal standards for discharge at pre-disturbance levels. The wetlands will be replaced through payment for in-lieu wetland replacement by Ducks Unlimited.

7

CLOSURE

Stony Plain Developments proposed to disturb 13 Class C wetlands within S-30-52-27 W4M, for the purposes of residential development. Wetlands offsetting will be through In-lieu Replacement by Ducks Unlimited (proposed payment of $104,668). I trust this letter provides you with WAIR checklist items necessary to review the associated Water Act Approval application. Any questions can be directed to Sarina Loots at 780 916 5779. Yours truly,

Sarina Loots, M.Sc., P.Biol. Environmental Scientist SL

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APPENDIX A â&#x20AC;&#x201C; SITE PLAN

Figure 1. Overview and Catchment Areas Map. P:\20153545\00_Qualico_S30_WIA\Environmental_Sciences\04.00_Environmental_Assessments\Wetland Impact Assessment\WAIR\Ltr_2015WAIR_20170619SM.Docx

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APPENDIX B - SITE PHOTOGRAPHS

Photograph 1. Wetland 1 (Class C) facing north from 12U 302408 59333593 showing marsh area on September 25, 2015.

Photograph 2. Wetland 1 (Class C) facing south from 12U 302428 5933588 showing wooded swamp area on September 25, 2015.

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June 19, 2017 Alberta Environment and Parks - 13 -

Photograph 3. Wetland 2 (Class C) facing south west from 12U 302799 5933456 on September 28, 2015.

Photograph 4. Wetland 3 (Class C) facing north west from 12U 302774 5933482 on September 28, 2015.

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June 19, 2017 Alberta Environment and Parks - 14 -

Photograph 5. Wetland 4 (Class C) facing south from 12U 303479 5933419 on September 28, 2015.

Photograph 6. Wetland 5 (Class C) facing north from 12U 302457 5934083 on September 25, 2015.

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June 19, 2017 Alberta Environment and Parks - 15 -

Photograph 7. Wetland 6 (Class C) facing west from 12U 303799 5933813 on September 28, 2015.

Photograph 8. Wetland 7 (Class C) facing south west from 12U 302334 5933397 on September 25, 2015.

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June 19, 2017 Alberta Environment and Parks - 16 -

Photograph 9. Standing water at culvert by Wetland 7 (Class C) at 12U 302317 5933382 on September 25, 2015.

Photograph 10. Wetland 8 (Class C) facing north west from 12U 302241 5933752 on September 25, 2015.

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June 19, 2017 Alberta Environment and Parks - 17 -

Photograph 11. Wetland 9 (Class C) facing east from 12U 302332 5934135 on September 25, 2015.

Photograph 12. Wetland 10 (Class C) facing east from 12U 302363 5933878 on September 25, 2015.

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June 19, 2017 Alberta Environment and Parks - 18 -

Photograph 13. Wetland 11 (Class C) facing south west from 12U 302835 5933796 on September 25, 2015.

Photograph 14. Wetland 12 (Class C) facing east from 12U 303524 5933623 on September 28, 2015.

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June 19, 2017 Alberta Environment and Parks - 19 -

Photograph 15. Wetland 13 (Class C) facing north west from 12U 302668 5933991 on September 25, 2015.

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June 19, 2017 Alberta Environment and Parks - 20 -

Photograph 16. Surrounding land uses: farming. Photo taken from approximately 53.518571, 113.979912, on the north west portion of the property, looking north.

Photograph 17. Surrounding land uses: land development. Photo taken from approximately 53.513257, -113.980070, on September 25, 2015, from the south west corner of the property, looking west.

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June 19, 2017 Alberta Environment and Parks - 21 -

Photograph 18. Surrounding land uses: land development. Photo taken on September 25, 2015, from the south west corner of the property, looking west.

Photograph 19. Surrounding land uses: land development (RV Park). Photo taken from approximately 53.512257, -113.962407, on July 28, 2015 (during initial field visit), from the southeast corner of the property, looking east.

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June 19, 2017 Alberta Environment and Parks - 22 -

Photograph 20. Inlets and outlets. Photo of culvert taken from approximately 53.51578167, 113.98361111, on July 28, 2015 (during initial field visit), from the western edge of the property, west.

Photograph 21. Inlets and outlets. Photo of Atim Creek Culvert, taken from approximately 53.518587, -113.969879, on July 28, 2015 (during initial field visit), from the south west corner of the property, looking west.

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June 19, 2017 Alberta Environment and Parks - 23 -

Photograph 22. Inlets and outlets. Google Streetview photo (October 2016) of culvert outlet at southwest corner of property looking north, at approximately 53.512089, -113.981512. This culvert appears to be one of the inflow points to the drainage on the property.

Photograph 23. Evidence of Wildlife. Photo taken from approximately 53.514642, -113.969243, on July 28, 2015 (during initial field visit) from the south-middle of the property, along Atim Creek.

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June 19, 2017 Alberta Environment and Parks - 24 -

Photograph 24. Evidence of Wildlife. Photo of Bohemian waxwing (Bombycilla garrulous) observed within the project area on July 28, 2015 (during initial field visit).

Photograph 25. Evidence of Wildlife. Photo taken from approximately 53.51656111, -113.97944444, on July 28, 2015 (during initial field visit) from the south-middle of the property, along Atim Creek.

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June 19, 2017 Alberta Environment and Parks - 25 -

APPENDIX C - HISTORICAL AERIAL IMAGERY

Figure 1. August 20, 1950.

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June 19, 2017 Alberta Environment and Parks - 26 -

Figure 2. May 8, 1962.

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June 19, 2017 Alberta Environment and Parks - 27 -

Figure 3. June 19, 1972.

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June 19, 2017 Alberta Environment and Parks - 28 -

Figure 4. June 19, 1972.

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June 19, 2017 Alberta Environment and Parks - 29 -

Figure 5. September 3, 1982.

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June 19, 2017 Alberta Environment and Parks - 30 -

Figure 6. April 17, 1991.

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June 19, 2017 Alberta Environment and Parks - 31 -

Figure 7. April 17, 1991.

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June 19, 2017 Alberta Environment and Parks - 32 -

Figure 8. August 1, 2011. From Google Earth.

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June 19, 2017 Alberta Environment and Parks - 33 -

Figure 9. August 8, 2011. From Google Earth.

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June 19, 2017 Alberta Environment and Parks - 34 -

Figure 10. April 30, 2013. From Google Earth.

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June 19, 2017 Alberta Environment and Parks - 35 -

Figure 11. September 2, 2013. From Google Earth.

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June 19, 2017 Alberta Environment and Parks - 36 -

APPENDIX D - ABWRET SPREADSHEET AND RESULTS

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June 19, 2017 Alberta Environment and Parks - 37 -

APPENDIX E - LAT REPORT

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June 19, 2017 Alberta Environment and Parks - 38 APPENDIX F â&#x20AC;&#x201C; DRAFT IN-LIEU REPLACEMENT PROPOSAL TO DUCKS UNLIMITED

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MEMO

Date:

April 27, 2017

To:

Alberta Environment and Parks

From:

Sarina Loots

Project:

S-30 Wetlands

Subject:

In-lieu Replacement Proposal

File:

2015-3545

This table summarizes the In-lieu Replacement (ILR) proposal by Stony Plain Developments Ltd. for compensation to Ducks Unlimited of 13 wetlands in Stony Plain, AB. Table 1. ILR Requirements and proposed project-specific details.

ILR Requirement

Project-Specific Details

ILR Name

Stony Plain Developments S-30-52-27-W4 Wetland Compensation

Name of Applicant

Stony Plain Developments Ltd.

Mailing Address

280, 3203 - 93 Street NW Edmonton, AB T6N 0B2

Signing Authority

Stony Plain Developments Ltd.

Regulatory Body Reviewing Application

Alberta Environment and Parks

Activity location

Town of Stony Plain

Land legal

SW-30-52-27-W4M SE-30-52-27-W4M

Area of impact

2.74 ha

Relative Wetland Values

C (all wetlands)

ABWRET Replacement Ratio

2:1 (Class C)

Proposed Replacement Mechanism

In-lieu replacement through Ducks Unlimited

Relative Wetland Value Assessment Unit (RWVAU #)

â&#x20AC;&#x153;1â&#x20AC;? (from ABWRET results from AEP)

In Lieu Rate ($/ha)

$19,1001

Proposed area to be replaced

5.48 ha

Total in-lieu payment proposed

$104,668

1

Government of Alberta. 2017. Alberta Wetland Mitigation Directive. Alberta Environment and Parks. Table 2, Schedule 2. http://aep.alberta.ca/water/programs-and-services/wetlands/documents/AlbertaWetlandMitigationDirective-Feb2017.pdf (accessed 24 May 2017).

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SCALE(S) SHOWN ARE INTENDED FOR TABLOID (11X17) SIZE DRAWINGS UNLESS NOTED OTHERWISE

IF NOT 25 mm ADJUST SCALES 25 mm

THIS DRAWING IS FOR THE USE OF THE CLIENT AND PROJECT INDICATED - NO REPRESENTATIONS OF ANY KIND ARE MADE TO OTHER PARTIES

W5

"=

W9

Legend: Marsh, Seasonal Marsh, Semi-Permanent Marsh, Temporary Wooded Swamp, Temporary Study Area

W13

W10

W6

W11 W8 W12

W1a

W3 W2 W4

W7

"=

FIGURE No. 3-1a QUALICO

WETLAND BOUNDARIES - FIELD UPDATE

"= Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community E

E

P:\20153481\00_Qualico_Stony_Pla\Environmental_Sciences\04.00_Environmental_Assessments\Biophysical\00_GIS\ArcMap\3-1_kr.mxd DATE: 10/22/2015,

W1b

AE PROJECT No. SCALE APPROVED DATE REV DESCRIPTION

2015-3481.000.100 1:5,000 2015OCT22 ISSUED FOR REPORT

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REPORT Qualico Communities

Phase I Environmental Site Assessment at SE- & SW-30-52-27-W4M Stony Plain, AB

August 2015

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CONFIDENTIALITY AND Š COPYRIGHT This document is for the sole use of the addressee and Associated Engineering Alberta Ltd. The document contains proprietary and confidential information that shall not be reproduced in any manner or disclosed to or discussed with any other parties without the express written permission of Associated Engineering Alberta Ltd. Information in this document is to be considered the intellectual property of Associated Engineering Alberta Ltd. in accordance with Canadian copyright law. This report was prepared by Associated Engineering Alberta Ltd. for the account of Qualico Communities. The material in it reflects Associated Engineering Alberta Ltd.â&#x20AC;&#x2122;s best judgement, in the light of the information available to it, at the time of preparation. Any use which a third party makes of this report, or any reliance on or decisions to be made based on it, are the responsibility of such third parties. Associated Engineering Alberta Ltd. accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this report.

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Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

5.

Supporting Material and Studies for Bylaw 2598/D&P/18 Tussic Area Structure Plan h. Phase 1 Environmental Site Assessment

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Ott

Associated Engineering

Associated Engineering Alberta Ltd. 1000 Associated Engineering Plaza 10909 jasper Avenue Edmonton, Alberta, Canada, T5,1 589

GLOM PERSPECTIVE. tOCAI FOCU5.

TEL: 780.451.7666 FAX: 780.454-7698 www.ae.ca

August 6, 2015 File: 2015-3481.000.102 Wayne Shanks, M.PI, RPP, MCIP Project Manager Qualico Communities 280, 3203 - 93 St. NW Edmonton AB T6N 0B2 Re: FINAL REPORT: PHASE I ENVIRONMENTAL SITE ASSESSMENT AT SE- AND SW-30-52-27W4M.

Dear Mr. Shanks: Associated Engineering Ltd. (AE) is pleased to present this final report on the Phase I Environmental Site Assessment (ESA) for the property located at SE- and SW-30-52-27-W4M (the Subject Site) in Stony Plain, AB. The study, which was initiated for environmental due diligence, was consistent with Canadian Standards Association guidelines (CSA Z768-01 Reaffirmed 2012), and was completed in accordance with Alberta's Environmental Protection and Enhancement Act (2000). Based on the findings, AE concludes that current and historical activities at the Subject Site and neighbouring properties suggest low potential that soil, vapour and/or groundwater at the Subject Site are contaminated to levels that exceed applicable standards and guidelines; specifically Alberta's Tier 1 Soil and Groundwater Remediation Guidelines. No further investigation is warranted at this time.

We trust this completes the assignment to your satisfaction. Please contact the undersigned at 780-4517666 if you have any questions or concerns.

Yours truly,

Rob upc anko, P.Ag 4,4ctice Leader, Contam Senior Environmental Scientist

Environmental Scientist

Nationa

Sites

an' ยง:MANAGED COMPANIES Plaiinum member

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REPORT

Table of Contents

SECTION

PAGE NO.

Table of Contents

i

List of Tables

ii

List of Abbreviations

iii

1

Introduction

1-1

2

Methods

2-1

3

Site Description and Physiography

3-1

3.1

SE-30-52-27-W4M

3-1

3.2

SW-30-52-27-W4M

3-1

3.3

General Site Characteristics

3-1

4

History of the Subject Site and Area

4-1

5

Site Inspection

5-1

5.1

SE-30-52-27-W4M

5-1

5.2

SW-30-52-27-W4M

5-2

6

Site Repository and Environmental Database Information Searches

6-1

7

Relevant Standards

7-1

7.1

SE-30-52-27-W4M

7-1

7.2

SW-30-52-27-W4M

7-1

8

Indications of Environmental Concern

8-1

8.1

Subject Site

8-1

8.2

Neighbouring Properties

8-1

9

Summary, Conclusions, and Recommendations

10

Disclaimer

9-1 10-1

References Appendix A - Figures Appendix B - Historical Land Titles Appendix C - Photos Appendix D - Database Search Reports Appendix E â&#x20AC;&#x201C; Alberta Environment Water Well Information Database

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Qualico Communities

List of Tables

PAGE NO. Table 4-1 Table 4-2

Land use history of SE-30-52-27-W4M and neighbouring properties Land use history of SW-30-52-27-W4M and neighbouring properties

4-2 4-3

ii c:\users\80053np\desktop\rpt_qualico_stonyplain.docx

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List of Abbreviations

List of Abbreviations

Abbreviation AEP

Definition Alberta Environment and Parks

AER

Alberta Energy Regulator

AL

Agricultural land use

APEC

area of potential environmental concern

CL

Commercial land use

CPR

Canadian Pacific Railway

CSA

Canadian Standards Association

ESA

Environmental Site Assessment

ESAR

Environmental Site Assessment Repository

NPRI

National Pollutant Release Inventory

PCB

polychlorinated biphenyls

PCOC

potential contaminant of concern

PL

Parkland land use

PTMAA

Petroleum Tank Management Association of Alberta

RL

Residential land use

Tier 1 Guidelines

Alberta Tier 1 Soil and Groundwater Remediation Guidelines

Units C

degrees Celsius

>

greater than

<

less than

%

percent

cm cm

centimetre 2

square centimetre

ha

hectare (10,000 m2)

kg

kilogram

km

kilometre

m

metre

m2

square metre

masl

metres above sea level

iii 455 of 873


REPORT

1

Introduction

Associated Engineering Ltd. was retained by Qualico Communities in June 2015 to conduct a Phase I Environmental Site Assessment (ESA) at SE- and SW-30-52-27-W4M in Stony Plain, AB (the Subject Site; Figure 1, Appendix A). This study, which was initiated for environmental due diligence purposes in preparation for the development of the Subject Site, conforms to the Canadian Standards Association standard for environmental assessments (CSA Z768-01 R2012). The Subject Site consists of four properties on two quarter sections, all of which are currently used as agricultural cropland or are forested. In addition to agricultural uses, there is one homestead in the western part of the Subject Site. The following legal land descriptions apply to the site: SW-30-52-27-W4M Title Number 062 578 336 Linc 0012 211 132 Title Number 072 286 052 Linc 0026 342 642

SE-30-52-27-W4M Title Number 062 467 806 Linc 0031 801 319 Title Number 062 467 807 Linc 0026 707 307

The Subject Site is currently zoned as Urban Reserve (UR) by the Town of Stony Plain (Stony Plain 2013), and is considered to represent an agricultural land use with respect to the Alberta Tier 1 Soil and Groundwater Remediation Guidelines (AEP 2014). The objective of this Phase I ESA is to qualitatively assess the level of risk of soil, vapour, and/or groundwater contamination at the Subject Site posed by current and/or past land uses at the site or at neighbouring properties. This Phase I ESA applies environmental quality standards contained in the Alberta Environmental Protection and Enhancement Act (AEP 2000).

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REPORT

2

Methods

Several methods were used to evaluate the level of environmental risk associated with the Subject Site: 1. Requests for information from the Planning and Development Offices of the Town of Stony Plain and Parkland County, respectively, regarding known environmental concerns at the Subject Site. 2. Examination of aerial photos of the Subject Site and surrounding areas obtained from Alberta Environment and Parks (AEP) Air Photo Distribution (1950-2011) and Google Earth™ (2006 – 2013). 3. Interviews with the following individuals for anecdotal and/or documented accounts of current and past uses of the Subject Site and neighbouring properties: Mr. Allan Unterschultz, tenant farmer; Mr. Richard Unterschultz, tenant farmer; Mr. Perry Hennig, tenant farmer; and Mrs. Adele Lapointe, Senior Development Officer, Town of Stony Plain. 4. A search of the Environmental Site Assessment Repository database. This database is regularly updated and may provide information or environmental records (e.g. known soil or groundwater contamination and remediation) pertaining to the Subject Site and surrounding areas. 5. A search of the Alberta Energy Regulator spills/complaints database. 6. A search of the Petroleum Tank Management Association of Alberta database. 7. A search of the National Pollutant Registry Information database. 8. A search of the Alberta Water Well Information Database. 9. A site inspection by Mr. Nathan Polturak, B.Sc. of Summit Environmental Consultants Inc., the environmental division of Associated Engineering Ltd., on July 28, 2015. For this report property history was discussed with tenants currently farming the Subject Site (identified above), rather than the site owner. The tenant of SE-30-52-27-W4M, Allan Unterschultz, has a family history with the property dating to the 1920’s; the tenant of SW-30-52-27-W4M, Perry Hennig, has a history with the property dating back to 1995 (see Section 4). The owner of the property has owned the properties since 2006 and 2001, respectively. The individuals (identified above) who are presently leasing and farming the lands were available for questions, with details from those communications presented herein.

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REPORT

3

Site Description and Physiography

The Subject Site consists of two quarter sections of land that are described separately below. 3.1

SE-30-52-27-W4M

The properties of this quarter section are centered at 53° 30’ 56.92”N 113° 57’ 56.55”W, and elevation ranges from 706 m to 711 m above sea level (masl) (Figure 1, Appendix A). The area of the properties is approximately 56 ha (139 acres). The nearest surface water body is Atim Creek, which flows north through the west portion of SE-30-52-27-W4M according to the Fish & Wildlife Information Management Tool web site (AEP 2015a, Google Earth™ 2015). 3.2

SW-30-52-27-W4M

The properties of this quarter section are centered at 53° 30’ 56.92”N 113° 58’ 36.14”W, with elevation ranging from 706 m to 712 masl (Figure 1, Appendix A). The combined area of the properties is approximately 63 ha (155 acres). The nearest surface water body is Atim Creek, which flows north through SE-30-52-27-W4M (the adjacent quarter section) according to the Fish & Wildlife Information Management Tool web site (AEP 2015a, Google Earth™ 2015). The northwest corner of SW-30-52-27-W4M is located 325 m southeast of an unnamed tributary to Atim Creek, while Atim Creek proper is 790 m east of this part of the quarter section. Ultimately, all surface drainage from SW-30-52-27-W4M flows to Atim Creek. 3.3

GENERAL SITE CHARACTERISTICS

The surface soils at the Subject Site are a mix of Orthic Dark Grey Chernozems on medium-textured sediments (loam and silty loam) deposited by wind and water, with some poorly drained soils in lower areas (Agrasid 2015). The local geological formation is classified as the Horseshoe Canyon Formation, which is characterized by pale grey, fine- to very fine-grained, feldspathic, sandstone interbedded with siltstone, bentonitic mudstone, carbonaceous mudstone, concretionary sideritic layers, and laterally continuous coal seams (Prior et al. 2013). The formation also includes white, pedogically altered sandstone and mudstone intervals near the surface of the bedrock. The formation is mostly non-marine in nature, but includes some material of marine nature (Prior et al. 2013). The nearest climate station (Edmonton Stony Plain; Climate ID 301222F) is approximately 9.0 km northwest of the Subject Site at an elevation of 766 masl. The station is currently active and climate normal data are available for the period 1981 – 2010. The climate of the area is characterized by long, cold winters and short mild summers. Monthly annual temperatures range from –14.3°C in January to 22.4°C in July. Annual precipitation recorded at the weather station is 487.8 mm, with 371.2 mm falling as rain and 132 mm falling as snow (recorded as 132 cm) (Environment Canada 2015). Localized groundwater beneath the Subject Site is inferred to flow towards Atim Creek, because it is the dominant water feature throughout the site (Figure 2, Appendix A). The inferred groundwater flow direction

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beneath the Subject Site is a good approximation, but the actual direction would require field verification because there may be localized variations in groundwater flow direction.

4

History of the Subject Site and Area

Figure 2 (Appendix A) shows the Subject Site in relation to neighbouring properties and adjacent roadways. Previous land use at the site was determined through interviews, review of relevant and available reports, a site inspection, a records review, and examination of historical aerial photographs. The findings for SE-3052-27-W4M are summarized in Table 4-1, and results for SW-30-52-27-W4M are summarized in Table 4-2. Detailed land title information for the Subject Site is provided in Appendix B. The request for municipal file review from the Town of Stony Plain included a call for relevant information from the local fire authority. Any files held by the fire authority were not available at the time this report was published. Table 4-1 Land use history of SE-30-52-27-W4M and neighbouring properties Years 1926 â&#x20AC;&#x201C; 2000

Historical Sources AbaData Aerial Photos ESAR1 Interviews Land titles

Site and Area Descriptions Subject Site SE-30-52-27-W4M Land title certificates show that the parcel was first titled in 1926 to Charles Schultz, inherited by his son Jacob Unterschultz in 1940, and inherited by Jacobâ&#x20AC;&#x2122;s son Richard Unterschultz in 1974. Land titles indicate that the southeast 8-ha (20-acre) farmstead portion was severed in 1996. The properties were farmed in crops through this time. Livestock including poultry, hogs, and cattle were maintained in the vicinity of the farmstead for a few years in the late-1970s. There was no knowledge of livestock being buried on the property during this time. No indications of environmental concern were identified at the quarter section for this period. Neighbouring Properties Aerial photos show that the surrounding properties were all farmed until 1982. An oil or gas well was drilled in the property to the east (potentially cross-gradient to the Subject Site) in 1949, abandoned in 1951, and reclaimed in 1966 (AbaData 2015, AEP 2015b). Another oil or gas well situated potentially cross-gradient to the quarter section was drilled in 1993 and subsequently abandoned in 1997.

1

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4 - History of the Subject Site and Area

Table 4-1 continued. Years 2000 – Present

Historical Sources Aerial Photos Google Earth Interviews Land titles

Site and Area Descriptions No indications of environmental concern were identified at neighbouring properties for this period. Subject Site SE-30-52-27-W4M Land titles show that the Subject Site was sold to a development group that includes Qualico Communities in 2006. The site continued to be farmed as crops by the Unterschultz family as tenant farmers throughout this period (A. Unterschultz, personal communication, 2015). No indications of environmental concern were identified at the quarter section for this period. Neighbouring Properties The severed 8-ha farmstead parcel was developed as a storage unit business (Boundary RV & Auto Storage) beginning in 2000. Additions to the business were made in 2002, 2005, and 2009 (A. Unterschultz, personal communication, 2015). Google Earth™ (2015) imagery shows the property to the north (NE-30-52-27-W4M) being developed and used for soil stockpiling beginning between 2006 and 2011. The stockpiles appear to be stored at the property as development proceeds in the north portions. No indications of environmental concern were identified at neighbouring properties for this period.

Table 4-2 Land use history of SW-30-52-27-W4M and neighbouring properties Years 1898 – 1973

Historical Sources AbaData Aerial Photos Interviews Land titles

Site and Area Descriptions Subject Site SW-30-52-27-W4M The entire quarter section was first titled to Jacob Baron in 1898. It was inherited by Edward Baron in 1945, and sold to Raymond and Dorothy Somerville in 1971. The land was farmed in crops throughout this period. The earliest aerial

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Table 4-2 continued Years 1898 – 1973

Historical Sources AbaData Aerial Photos ESAR2 Interviews Land titles

Site and Area Descriptions photo available, from 1950, illustrates house and farm buildings. Heating sources throughout the farmstead era are unknown, however evidence of an oil tank was observed during the site inspection (See Section 5). The presence of the tank suggests heating oil was used to supply heat to the building. Neighbouring Properties All neighbouring properties were also farmed agricultural land throughout this period. An oil or gas well was drilled on the property to the south (potentially cross-gradient to the Subject Site) in 1952, but was never developed to a producing well (AbaData 2015). No indications of environmental concern were identified at neighbouring properties for this period.

1973 – Present

Aerial Photos Google Earth™ Interviews Land titles

Subject Site SW-30-52-27-W4M Land titles show that the property was subdivided in 1973 into a 16-ha (40-acre) southeast parcel, a 2-ha (5-acre) southwest subdivision, and the 46-ha (115-acre) remainder. The largest parcel of the quarter section was purchased by developers in 1976. The 8-ha parcel was retained by residential holders until it was sold to a series of developers beginning in 1989. The residence on this parcel was rented until it was vacated prior to 2010. The house was vandalized after it was vacated, and the above-grade portions were demolished in 2010-11. The Stony Plain fire department answered a number of arson calls to the former farmstead between 2010 and 2011. The fires were set to the outbuildings formerly associated with the farm. The site continued to be farmed in crops throughout this period, with no improvements made (P. Hennig, personal communication, 2015). The heating oil tank observed in the remains of the house constitutes an indication of environmental concern for this

2

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Table 4-2 continued Years 1973 â&#x20AC;&#x201C; Present

Historical Sources Aerial Photos Google Earthâ&#x201E;˘ Interviews Land titles

Site and Area Descriptions period. See Section 8 for more information. Neighbouring Properties No significant changes except that the subdivision split to the southwest from SW-30-52-27-W4M was improved with a detached house reportedly between 1972 and 1976 by Raymond and Dorothy Somerville, according to land titles (P. Hennig, personal communication, 2015). Aerial photos show that an apartment was developed on that subdivision between 1991 and 2011. Aerial photos show that the Westerra Institute of Technology was developed on the parcel southwest of the quarter section between 1982 and 1991, and that the northeast portion was subsequently developed to housing beginning in 1991. Photos and imagery show that the southeast portion of the quarter section to the west was developed to a residential neighbourhood beginning prior to 1991, with development complete by 2011. No indications of environmental concern were identified at neighbouring properties for this period.

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5

Site Inspection

Nathan Polturak, B.Sc., conducted an inspection of the Subject Site on July 28, 2015. The landowner’s representative, Mr. Wayne Shanks, granted access to the site but was not present during the inspection. The current tenants of the Subject Site provided information about previous ownership and land uses for the Subject Site. At the time of the inspection, conditions were partly cloudy and windy, and the temperature was approximately 21°C. 5.1 5.1.1

SE-30-52-27-W4M Buildings

There are no buildings on this quarter section currently, and aerial photos dating back to 1950 show no historic buildings or other structures on the property. 5.1.2

Grounds

The grounds of SE-30-52-27-W4M were typical of cropland, and constituted one field planted with wheat. The field has been farmed using “no-till” practices since 2000 (A. Unterschultz, personal communication, 2015). It is accessed on its eastern side via an approach from Boundary Road (Range Road 275), and on its south side via an approach from Secondary Highway 628. No utility rights-of-way were noted to be crossing the Subject Site at the time of the inspection. The northern boundary of the field was fenced with barbed wire. A small wetland (less than 0.3 ha) was present in the northeast corner, and was observed to contain grasses and willows. No drainage outlet was observed from this wetland area to the adjacent portion of the Subject Site (SE-30-52-27-W4M). A stand of trees extended from the northwest corner of the quarter section south along the property line approximately 400 m. A walk-through of this area confirmed that there were no stockpiles of chemicals or machinery hidden within the vegetation. The field is bisected by Atim Creek, which flows to the north. The creek runs north through the western portion of the field, meanders through the northwest quarter, and exits the property approximately midway along the north boundary. At the time of the site visit, the creek channel contained water but appeared to be stagnant. The channel was vegetated with numerous graminoids as well as occasional willows (Salix spp.). A former wetland converted to a dugout was noted 300 m east of the creek channel. The dugout appears to drain to Atim Creek through channels the farmer has dug to control spring run-off (A. Unterschultz, personal communication, 2015; see aerial photos 1982 and 1991, Appendix C). Due to the dry conditions in 2015, there was no water present in the dugout at the time of the assessment, although vegetation associated with wetlands was observed. The owner’s representative and the farmers leasing the land had no knowledge of dumping, burning of material, or hazardous chemical releases at the site (R. and A. Unterschultz, personal communication,

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2015). Furthermore, they had no knowledge of any imported fill material being brought to the site. An area in the southeast of the property was reported to have been filled with material from the adjacent portion of the Subject Site (SE-30-52-27-W4M), but the specific area could not be identified during the site assessment (R. Unterschultz, personal communication, 2015). No areas of environmental concern were noted at this quarter section during the inspection. 5.2 5.2.1

SW-30-52-27-W4M Buildings

The original farmstead was located in the south-central part of the quarter section. At the time of the site assessment, the only structure standing on the property was an old grain bin on the southwest side of the treed lot. The original farm house, which dates from before 1950, was occupied until approximately 10 years ago (see aerial photograph 1950). After the house was vacated, it was vandalized to such an extent that it was demolished for safety reasons in 2010 (P. Hennig, personal communication, 2015). At the time of the assessment, the foundation and basement were still intact and filled with garbage and household items. No utility services were connected to the former farmstead at the time of the inspection. The house is thought to have been heated with heating oil, based on identification of an old tank among the garbage in the house basement. Refer to Section 8 for indications of environmental risk associated with this tank. The lack of utility lines and the age of the house suggest it was serviced by a septic system. No structures were observed during the site assessment to confirm this. There were outbuildings present east of the old house, but these were burned by vandals in 2010. Other cases of arson on the property were answered by the fire department in 2011 (P. Hennig, personal communication, 2015). An old barn was present west of the house until 2011, but was absent at the time of the assessment (Google Earthâ&#x201E;˘ 2015). It is not known whether the old barn was burnt or demolished. Concrete foundations of the former outbuildings remained at the time of the inspection. Soot and ashes remained from the fires, but no staining from oils or other chemicals was noted. The current tenant farmer has rented the property since 1995. He had no knowledge of the farming practices or of chemical storage and management practices of the previous occupants (P. Hennig, personal communication, 2015). An assessment of hazardous building materials (e.g. asbestos-containing material, lead paint, ozonedepleting substances, urea foam formaldehyde insulation, mercury in switches, and polychlorinated biphenyls) is not part of a Phase I ESAâ&#x20AC;&#x2122;s scope of work. While only the basement and foundation of the old farm house remain, building debris (pre-1990) remains inside and around the old basement and foundation that may contain hazardous building materials. A hazardous building material survey would be required to quantify this risk prior to any future development that involves further excavation and disposal of the remaining debris.

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5.2.2

Grounds

Most of SW-30-52-27-W4M is farmed. At the time of the assessment, the fields were planted in faba beans. Part of the northeast area of the property is marshy floodplain and is not suitable for farming with machinery (P. Hennig, personal communication, 2015; Stony Plain 2013). The central part of the property is a densely forested stand dominated by a mix of aspen (Populus tremuloides), balsam poplar (Populus balsamifera), and black spruce (Picea mariana). The forest appears to have never been cleared for farming (see aerial photos 1950 â&#x20AC;&#x201C; 2011). Observations from the edge of the forest revealed no buildings, structures, or stockpiles of materials present within the treed area. A number of domestic bee hives are kept near the former farmstead. A paved multi-use path is present between the west side of the property and the road. A later-model seeder was parked in a clearing within the forest at the time of the assessment. No leaks or staining were observed on the machine or on the ground surrounding it. An old Volkswagen Beetle was parked northeast of the former farmstead. It was not possible to determine from aerial photos or imagery the length of time this car had been stationary/stored at this location. Conditions observed at the grounds including the area of the former farmstead (situated in the south central portions) did not reveal any areas of concern during the site assessment. 5.2.3

Neighbouring Properties

The southeast corner SE-30-52-27-W4M was occupied by the original farmstead that was associated with the lands and with Boundary RV & Auto Storage. Permission to access the property was not granted, and all observations were made from the property boundary. The western edge of the property is protected by a windrow of planted spruce trees. Buildings present included a house built in 1948, a house built in 1974, 11 sheds, four grain silos, five grain bins, a covered RV shed, and two 40-unit storage buildings (A. Unterschultz, personal communication, 2015). The 1974 building is located on the site of the original farmstead, and was originally heated by a wood stove. That house was moved and converted to a barn in 1952. The 1948 house was heated with oil until 1986, when the oil tank was removed. Both these buildings (houses) are currently heated with natural gas. The natural gas distribution line is the only pipeline or utility line present on this property. The septic system servicing both houses was replaced in 2009. No underground storage tanks (USTs) have ever been present on the property. There were two above-ground storage tanks (ASTs) present until 1988, when two more were added. The ASTs were reportedly maintained on a regular basis and removed from service when they showed signs of wear (A. Unterschultz, personal communication, 2015). The access and driving areas between the houses is gravel. The farmstead area was home to a small cow/calf operation, hogs, and chickens from 1975 to 1978. The numbers of animals were reported to be small throughout this period, and none are known to have been buried on the property (A. Unterschultz, personal communication, 2015). The grounds of Boundary RV & Auto Storage are gravelled and graded, and are secured by chain-link fence with electronic gates. Culverts and gravelled drainage channels are present to control water flow

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from the property. No staining was noted at the outflows of these features. No staining was observed on the grounds based on inspection from the property perimeter. The properties south (NE-19-52-27-W4M) and southeast (NW-20-52-27-W4M) of SE-30-52-27-W4M were agricultural fields at the time of the site assessment. No buildings or structures are on the property to the south. The farmstead on the property to the southeast was more than 650 m from the quarter section and is not considered an environmental risk factor. The property to the east (SW-29-52-27-W4M) was observed to be dedicated to crop production. It is slightly elevated compared to SE-30-52-27-W4M and a windrow of large balsam poplar (Populus balsamifera) is present along its western boundary. A farmstead was noted within a treed area in the southwest corner of the property, but was not investigated in detail as there was no permission in place for site access. The property to the northeast (NW-29-52-27-W4M) was observed to be an agricultural field. No structures were noted on this property at the time of the site assessment. The property to the north (NE-30-52-27-W4M) is a farmstead approximately 200 m north of SE-30-52-27W4M that was surrounded by a planted field. The property line shared with the quarter section is treed and appears to have been excavated to create a drainage ditch. Two bulls were observed in the treed area near the fence line; however, the tenants of the quarter section knew of no intensive cattle operations having been operated on the property (A. Unterschultz, personal communication, 2015). The ditch was dry at the time of the site inspection. The portion of this property that surrounds Atim Creek is treed. The western half of this property to the north was being developed at the time of the site assessment. Various stockpiles of dirt and a number of pieces of heavy machinery were observed on site approximately 150 m north of SE-30-52-27-W4M. A separately titled residential acreage and an apartment building are located in the southwest corner of SW-30-52-27-W4M. The acreage consisted of a single-story bungalow with an attached garage, and the grounds include many trees. Access to the house is via a gravel driveway that passes the north side of the adjacent apartment building. The house was reported to have been occupied until 2014 (P. Hennig, personal communication, 2015). Utilities servicing the property include natural gas and power. A water well was noted north of the house, and a septic field to the south. A small pile of debris was located against some trees on the east side of the property. The debris was mostly old grass and leaves, but also included some household garbage (e.g. a screen door, pallet, and plastics). No hydrocarbons or other pollutants of potential concern were identified among the debris. The apartment building first appears in aerial photos after 1991. Access to the building is via a paved road off of Golf Course Road. Parking areas are gravelled rather than paved. Services to the building include natural gas, power, water, and sewer. The property to the north (NW-30-52-27-W4M) is owned by the tenant of SW-30-52-27-W4M. The farmstead borders the northwest corner of SW-30-52-27-W4M. At the time of the assessment, an old

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house, a new house, a large barn/shop complex, seven grain bins, and two grain silos were observed from the Subject Site quarter section. Two small stands of trees border the boundary between SW-30-52-27W4M and the property to the north. No accumulated debris or garbage was noted during the inspection. The property to the northwest (NE-31-52-27-W4M) appeared to be used for stockpiling of soils time of the site assessment. Some construction equipment was present, but no structures or buildings were noted when viewing this property from SW-30-52-27-W4M. An unnamed tributary to Atim Creek flows northeast through this property (AEP 2015a). The north half of the property to the west (SE-25-52-28-W4M) is a farmstead. The south half of the property was developed to a residential neighbourhood beginning prior to 1991 (see aerial photos 1982 and 1991). The property to the southwest (NE-24-52-28-W4M) was previously owned by the Westerra Institute of Technology (which was annexed by the Northern Alberta Institute of Technology in 1991). The ESAR database lists one record for an ESA at the property. The ESA was completed by EBA Engineering, and documented the removal of a UST from adjacent to the NAIT facility in 1998. The north half of the property was developed to a residential neighbourhood between 1991 and 2001. The property to the south of the SW-30-52-27-W4M (NW-19-52-27-W4M) included an agricultural field and a farmstead located along the north boundary. Specific buildings were not identified during the site assessment. A residential acreage was also located 300 m east of the farmstead. Another residential acreage development was located in the southwest corner of the property. At the time of the inspection, no known or suspected operations at the neighbouring properties posed significant environmental risk to the Subject Site.

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6

Site Repository and Environmental Database Information Searches

A number of database searches were conducted to investigate for known environmental issues. Provincial databases include Alberta Environment’s ESAR, the Alberta Energy Regulator’s (AER) spill reports (accessed through Abacus Datagraphics), and the Petroleum Tank Management Association of Alberta (PTMAA) database. The National Pollutant Release Inventory (NPRI) was also searched. The ESAR is a database of sites that contains scientific and/or technical information on a site, or for which an application for a reclamation certificate has been submitted to the Province. A search return from an ESAR search does not imply that a site is or ever was contaminated (AEP 2015b). A query for the Subject Site returned no information. The AER spill reports are records of reportable incidents throughout Alberta as required under approvals for resource facilities and installations. A query of the Abacus Datagraphics AER spills and environmental complaints function returned no results in close proximity to the Subject Site (AbaData 2015). The PTMAA database is a record of ASTs and USTs that are registered in the Province of Alberta and/or that were inventoried during a survey of abandoned sites in 1992. While this database is incomplete, a search for pertinent information is still worthwhile. A query of the PTMAA database search returned no information on the Subject Site. Environment Canada’s NPRI was the single federal database searched. The NPRI is a legislated record of pollutant releases (to air, land, and water), disposals, and transfers for recycling. It contains information reported by facilities and published by Environment Canada as per sections 46 – 50 of the Canadian Environmental Protection Act, 1999, as well as emission summaries and trends for key air pollutants based on facility-reported data and emission estimates for other sources, such as motor vehicles, residential heating, forest fires and agriculture (Environment Canada 2015a). The most recent reporting year for the database is 2013. It was searched using the “City” parameter, and filtered for Stony Plain. The query returned 12 incidents between 2003 and 2013 that were reported from Border Paving’s Stony Plain batch plant. The Border Paving facility is located at SE-7-54-1-W5M, approximately 17 km northwest of the Subject Site. The reported releases do not present concern relative to the Subject Site due to the distance between the reported releases and the Subject Site, and the absence of a direct route between the two locations. The search reports are provided in Appendix D.

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7

Relevant Standards

Legislation applicable to contaminated sites, which is enacted by AEP under the EPEA (Revised Statutes of Alberta 2000, Chapter E-12), is divided into three categories: Regulations; Codes of Practice; and Standards and Guidelines. These documents are available in hard copy through the Queenâ&#x20AC;&#x2122;s Printer or in a regularly updated electronic format on the AEP website (AEP 2000). For contaminated sites in Alberta, generic Alberta Tier 1 and 2 Soil and Groundwater Remediation Guidelines are considered for interpretation of environmental risk. Numeric generic Tier 1 standards for soil and groundwater are used in the most conservative interpretations of environmental risk. These standards are based on the primary land use of the Subject Site and the soil particle size (fine versus coarse). The current and likely future land uses at the Subject Site are Agricultural, Residential, and Commercial (AL, RL and CL, respectively), as defined by Tables 1 and 2 in the Tier 1 Guidelines (AEP 2014). The Tier 1 Guidelines also specify additional relevant documents and guidelines to be used in conjunction with the Tier 1 Guidelines. Water wells and their location can be vectors for pollutants to harm people or livestock. Because of the risk that contaminants present to water sources, the Tier 1 Guidelines specify standards for Drinking Water (DW), and these are considered during Phase I ESAs. 7.1

SE-30-52-27-W4M

A search of the Government of Alberta Water Well Information Database (GoA 2015) returned four water well records for domestic use wells. As well, two water wells for stock and industrial uses were identified within 300 m of this quarter section (Appendix E). 7.2

SW-30-52-27-W4M

A search of the Government of Alberta Water Well Information Database (GoA 2015) returned four water well records for domestic use wells. As well, five water wells for domestic and stock uses were identified within 300 m of this quarter section (Appendix E).

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8

Indications of Environmental Concern

The potential for soil, soil vapour, or groundwater at the Subject Site to be contaminated to levels that exceed relevant provincial standards depends on current and past land use(s) at the Subject Site. Neighbouring properties can also pose environmental risk based on their current and past uses, and on their distance and relative position to the Subject Site with respect to the groundwater flow gradient. Upgradient sites are generally associated with higher risk because of the potential for groundwater transport of contaminants to down-gradient locations.

8.1 8.1.1

SUBJECT SITE SE-30-52-37-W4M

According to the Phase I ESA, there is low potential3 that current or past land use activities at the Subject Site have resulted in contamination of soil, vapour or groundwater with respect to Tier 1 AL, RL, CL, and DW standards. 8.1.2

SW-30-52-27-W4M

According to the Phase I ESA, there is low potential 3 that current or past land use activities at the Subject Site have resulted in contamination of soil, vapour or groundwater with respect to Tier 1 AL, RL, CL, and DW standards. The old above-ground heating oil tank identified during the site inspection was not classed as an area of potential environmental concern. Vegetation present at the site during the inspection was not stressed, and there was no staining noted to indicate the tank had released any heating oil to the ground near the farm house.

8.2

NEIGHBOURING PROPERTIES 3

According to the Phase I ESA, there is low potential that current or past land use activities at neighbouring properties have resulted in contamination of soil, vapour and groundwater at the Subject Site relative to Tier 1 AL, RL, CL, and DW standards.

3

High potential means that there is either physical or visual/olfactory evidence or very recent factual evidence of contamination on site. Moderate potential means that there is evidence of past or current land uses or infrastructure with potential to release contaminant/s into the environment. Low potential means that there is little or no evidence of sources of contamination.

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9

Summary, Conclusions, and Recommendations

In July 2015, a Phase I ESA was completed at SE- and SW-30-52-27-W4M in Stony Plain, AB. Associated Engineering Ltd. reviewed historical records, interviewed knowledgeable individuals, and inspected the property and neighbouring properties to assess the potential risk of contamination. The findings for land use at the Subject Site indicate low potential that current or past activities have led to significant soil, vapour, and/or groundwater contamination. The site reconnaissance, which included a site inspection and interviews, supports this. Past and present land use at neighbouring properties, the positions of these properties relative to the Subject Site with respect to inferred groundwater flow, and their respective distances from the site also indicate low potential for environmental risk to the Subject Site. Based on our investigation, we conclude that there is low potential for contamination of soil, vapour and/or groundwater at the Subject Site (specifically with former farmstead location of SW-30-52-27-W4M) relative to Tier 1 AL, RL, and DW standards. No further investigation is warranted at this time.

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10 Disclaimer Subject to the following conditions and limitations, the investigation described in this report has been conducted by Associated Engineering Ltd. (AE) for Qualico Communities Ltd (the CLIENT) in a manner consistent with a reasonable level of care and skill normally exercised by members of the environmental science profession currently practicing under similar conditions in the area. 1.

The scope of the investigation described in this report has been limited by the budget set for the investigation in the work program. The scope of the investigation has been reasonable having regard to that budget constraint.

2.

The investigation described in this report has been limited to the scope of work described in the work program.

3.

The investigation described in this report has relied upon information provided by third parties concerning the history of the site. Except as stated in this report, we have not made an independent verification of such historical information.

4.

The investigation described in this report has been made in the context of existing government regulations generally promulgated at the date of this report. Except as specifically noted, the investigation did not take account of any government regulations not in effect and generally promulgated at the date of this report.

5.

The findings and conclusions are valid only for the specific site identified in the report.

6.

Since site conditions may change over time, the report is intended for immediate use.

This report is intended for the exclusive use of the CLIENT, including all successors and assigns. The material in it reflects AEâ&#x20AC;&#x2122;s best judgement, in light of the information available to it, at the time of preparation. Any use which a third party makes of this report, or any reliance on or decisions to be made based on it, are the responsibility of such third parties. AE accepts no responsibility for damages, if any, suffered by any third party as a result of decisions made or actions based on this report and makes no representation of fact or opinion of any nature whatsoever to any person or entity other than the CLIENT. In accepting delivery of this report, the CLIENT hereby agrees that: 1.

AEâ&#x20AC;&#x2122;s liability for all claims of the CLIENT, arising out of the agreement between AE and the CLIENT, pursuant to which this report has been prepared (the Agreement) shall absolutely cease to exist after a period of six (6) years from the date of: a)

substantial completion of the investigation described in this report,

b)

termination of AEâ&#x20AC;&#x2122;s services under the Agreement,

c)

commencement of the limitation period for claims prescribed by any statute of the Province or Territory for the site of the investigation described in this report,

d)

any significant alteration of the site of the investigation described in this report, and/or neighbouring properties after the date of the final report that would change the conclusions and recommendations of the final report,

whichever shall first occur, and following the expiration of such period, the CLIENT shall have no claim whatsoever against AE. Any and all claims which it may have against AE or any of its servants, agents, or employees arising out of or in any way connected with the investigation described in this report or the preparation of this report, whether such claims are in contract or in tort, and whether such claims are based on negligence or otherwise, shall be limited to a total amount equal to the fees payable to AE under the contract with the CLIENT. AE shall bear no liability whatsoever for any consequential loss, injury or damage incurred by the CLIENT including but not limited to claims for loss of profits and loss of markets

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References

Aerial Photos â&#x20AC;&#x201C; Alberta Photo Distribution Year 2013 2011 2011 1991 1991

Photo Identification Number Google Earth Google Earth G1105005 Line 18 No. 41 (Appendix C) AS4121 No. 128 (Appendix C) AS4121 No. 27

1982 1972 1972 1962 1950

AS2648 No. 186 (Appendix C) AS1192 No. 134 AS1192 No. 136 AS818 No. 70 (Appendix C) AS135 No. 36 (Appendix C)

Abacus Datagraphics (AbaData). 2015. http://abadata.ca/AbaData2/. Accessed July 14, 2015. Alberta Environment and Parks (AEP). 2000. Environmental Protection & Enhancement Act (EPEA) RSA 2000 Chapter E-12. http://www.qp.alberta.ca/1266.cfm?page=E12.cfm&leg_type=Acts&isbncln=9780779735495. Accessed July 14, 2015. Alberta Environment and Parks (AEP). 2014. Alberta Tier 1 Soil and Groundwater Remediation Guidelines. Alberta Environment and Parks (AEP). 2015a. Fish & Wildlife Mapping Information System (FWMIS). http://xnet.env.gov.ab.ca/imf/imf.jsp?site=fw_mis_pub. Accessed July 31, 2015. Alberta Environment and Parks (AEP). 2015b. Environmental Site Assessment Repository (ESAR). http://www.esar.alberta.ca/esarmain.aspx. Accessed July 31, 2015. Alberta Soil Information Vierwer (Agrasid). 2015. http://www4.agric.gov.ab.ca/agrasidviewer/. Accessed July 15, 2015.

Environment Canada. 2015. Canadian climate normals or averages 1981-2010. http://climate.weather.gc.ca/climate_normals/results_1981_2010_e.html?stnID=1870&lang=e&amp ;StationName=Stony+Plain&amp;SearchType=Contains&amp;stnNameSubmit=go&dCode=1&disp Back=1. Accessed July 15, 2015. Environment Canada. 2015a. About the National Pollutant Release Inventory. http://www.ec.gc.ca/inrpnpri/default.asp?lang=En&n=CA8D2224-1. Accessed July 31, 2015. Google Earth Pro, used under licence. 2015.

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Appendix A - Figures

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µ

ALBERTA Fort MacMurray Project Site

^ Edmonton _ Red Deer Calgary Medicine Hat

Lethbridge

Edmonton

Project site

0

2

4

6

8

10

Kilometers PROJECT NO.: DATE: DRAWN BY:

2015-3481.000.102 August 2015 BdJ

FIGURE 1: PROJECT LOCATION Qualico Communities Qualico Stony Plain Phase I ESA 475 of 873


µ

Residential

Urban Reserve

Title: 062 578 336 Title: 062 467 867

Title: 062 467 802

Urban Reserve Urban Reserve Title: 072 286 052

Residential

Urban Reserve

Res.

Urban Service

Urban Reserve

Legend Property boundary

6 0

Inferred groundwater flow direction 100

200

300

400

500

Meters

PROJECT NO.: DATE: DRAWN BY:

2015-3481.000.102 August 2015 BdJ

FIGURE 2: LANDUSE ZONING AND GROUNDWATER FLOW Qualico Communities Qualico Stony Plain Phase I ESA 476 of 873


µ

Legend < &

Water wells Property boundary 300 m property buffer

0

100 200 300 400 500 Meters

PROJECT NO.: DATE: DRAWN BY:

2015-3481.000.102 July 2015 BdJ

FIGURE 3: WATER WELLS Qualico Communities Qualico Stony Plain Phase I ESA 477 of 873


REPORT

Appendix B - Historical Land Titles

B-1 478 of 873


74:7E4224290

Fror;:

07,15/2015 11:52

#073 P.017/020

HISTORICAL LAND TITLE CERTIFICATE CURRENT TITLE WITH HISTORICAL DATA

S LINC 0031 801 319

SHORT LEGAL 4;27;52;30;SE

TITLE NUMBER 062 467 806

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 ALL THAT PORTION OF THE SOUTH EAST QUARTER WHICH LIES NORTH OF ROAD PLAN 8020627 AND EAST OF A LINE DRAWN THROUGHOUT AND AT RIGHT ANGLES TO THE NORTH LIMIT OF SAID ROAD PLAN, 402.3 METRES WESTERLY FROM THE EAST BOUNDARY OF THE SAID QUARTER SECTION, CONTAINING 32.2 HECTARES (79.5 ACRES) MORE OR LESS EXCEPTING THEREOUT: HECTARES (ACRES) MORE OR LESS

A) PLAN 0624145 - SUBDIVISION

8.09

19.99

EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 062 321 580 +2

REGISTERED OWNER(S)

REGISTRATION DATE(DMY) DOCUMENT TYPE

062 467 806

16/10/2006 TRANSFER OF LAND

VALUE

$2,223,000

CONSIDERATION

SEE INSTRUMENT

OWNERS

STONY PLAIN DEVELOPMENTS LTD. OF 3203-93 STREET EDMONTON ALBERTA T6N OB2 (DATA UPDATED BY: CHANGE OF NAME 072091168) (DATA UPDATED BY: CHANGE OF ADDRESS 082146259)

( CONTINUED )

479 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/m/y) NUMBER

PAGE 2 # 062 467 806 PARTICULARS

5619vE

11/12/1974 UTILITY RIGHT OF WAY GRANTEE - WEST PARKLAND GAS CO-OP LTD.

922 169 665

15/06/1992 CAVEAT RE : EASEMENT CAVEATOR - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1 (DATA UPDATED BY: TRANSFER OF CAVEAT 062194368)

972 023 685

23/01/1997 CAVEAT RE : AGREEMENT FOR SALE CAVEATOR - ALLAN DEAN UNTERSCHULTZ CAVEATOR - ELAINE JANET UNTERSCHULTZ BOTH OF: BOX 2824,STONY PLAIN ALBERTA T7Z1Y3

062 146 165 05/04/2006 MORTGAGE MORTGAGEE - RICHARD D UNTERSCHULTZ MORTGAGEE - ELEANOR I UNTERSCHULTZ BOTH OF: 38 HARTWOOD LANE,STONY PLAIN ALBERTA T7Z1M1 ORIGINAL PRINCIPAL AMOUNT: $148,990 062 194 368

10/05/2006 TRANSFER OF CAVEAT 922169665 TRANSFEREE - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN

ALBERTA T7Z1Y1 062 321 587

24/07/2006 CAVEAT RE : TRANSFER OF LAND CAVEATOR - HER MAJESTY THE QUEEN IN RIGHT OF ALBERTA AS REPRESENTED BY THE MINISTER OF INFRASTRUCTURE AND TRANSPORTATION ALBERTA TRANSPORTATION HIGHWAY PLANNING & DESIGN 2 FLOOR TWIN ATRIA BUILDING 4999-98 AVENUE EDMONTON ALBERTA T6B2X3 AGENT - MICHELE MCKAY "ENDORSED BY 062335113 ON 20060801" 480 of 873

07.0191.0.(2 CLOG

(7,3:[1- 9102/1ia

C62t7Z-009L:01.

:LIJOJJ


To:7804224290

F -cm:

07;15/2015 1 1:52

p073 P.01.9020

ENCUMBRANCES, LIENS 6 INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 3 # 062 467 806 PARTICULARS

062 452 002

06/10/2006 CAVEAT RE : VENDOR'S LIEN CAVEATOR - ALLAN DEAN UNTERSCHULTZ CAVEATOR - ELAINE JANET UNTERSCHULTZ BOTH OF: C/O HUSTWICK WETSCH MOFFAT & MCCRAE 600, 9707 110 ST EDMONTON ALBERTA T5K2L9

062 467 809

16/10/2006 MORTGAGE MORTGAGEE - 927003 ALBERTA LTD. P.O. BOX 76055, RPO SHAWNESSY CALGARY ALBERTA T2Y2Z9 ORIGINAL PRINCIPAL AMOUNT: $5,000,000

072 091 168

15/02/2007 CHANGE OF NAME RE: STONY PLAIN DEVELOPMENTS LTD. 220, 9303-34 AVE EDMONTON ALBERTA T6E5W8 AFFECTS INSTRUMENT: 062467806

072 134 109

08/03/2007 DISCHARGE OF MORTGAGE 062467809

072 188 093 03/04/2007 DISCHARGE OF CAVEAT 062452002 072 188 094

03/04/2007 CAVEAT RE : LEASE CAVEATOR - ALLAN DEAN UNTERSCHULTZ CAVEATOR - ELAINE JANET UNTERSCHULTZ BOTH OF: C/0 HUSTWICK WETSCH MOFFAT 6 MCCRAE 200, 9707-110 ST EDMONTON ALBERTA T5K2L9 AGENT - GARRY G WETSCH

072 188 095

03/04/2007 DISCHARGE OF MORTGAGE 062146165

072 188 096

03/04/2007 DISCHARGE OF CAVEAT 972023685

082 146 259

07/04/2008 CHANGE OF ADDRESS FOR SERVICE RE: STONY PLAIN DEVELOPMENTS LTD. 3203-93 STREET EDMONTON ALBERTA T6N0B2 AFFECTS INSTRUMENT: 062467806 ( CONTINUED )

481 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION NUMBER DATE (DIM/Y)

PAGE 4 # 062 467 806 PARTICULARS

102 170 989 20/05/2010 DISCHARGE OF UTILITY RIGHT OF WAY 5619VE TOTAL INSTRUMENTS: 016

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF TEE CERTIFICATE OF

TITLE REPRESENTED HEREIN THIS 14 DAY OF JULY, 2015 AT 04:20 P.M. ORDER NUMBER: 28859705 CUSTOMER FILE NUMBER:

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

482 of 873

0-a!OZO'd CLO#

n:LL SlUfg[10

06eVNPOL:ol

:L10.1.1


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON OCTOBER 16,2006

S LINC 0031 801 319

SHORT LEGAL 4;27;52:30;SE

TITLE NUMBER 062 321 560 +2

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 ALL THAT PORTION OF THE SOUTH EAST QUARTER WHICH LIES NORTH OF ROAD PLAN 8020627 AND EAST OF A LINE DRAWN THROUGHOUT AND AT RIGHT ANGLES TO THE NORTH LIMIT OF SAID ROAD PLAN, 402.3 METRES WESTERLY FROM THE EAST BOUNDARY OF THE SAID QUARTER SECTION, CONTAINING 32.2 HECTARES (79.5 ACRES) MORE OR LESS EXCEPTING THEREOUT: HECTARES (ACRES) MORE OR LESS 8.09 A) PLAN 0624145 - SUBDIVISION 19.99 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 062 146 164

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

062 321 580

CONSIDERATION

24/07/2006 SUBDIVISION PLAN

OWNERS ALLAN DEAN UNTERSCHULTZ AND ELAINE JANET UNTERSCHULTZ BOTH OF: BOX 2824 STONY PLAIN ALBERTA T7Z 1Y3 AS JOINT TENANTS

( CONTINUED )

483 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 2 # 062 321 580 +2 PARTICULARS

5619VE

11/12/1974 UTILITY RIGHT OF WAY GRANTEE - WEST PARKLAND GAS CO-OP LTD.

922 169 665

15/06/1992 CAVEAT RE : EASEMENT CAVEATOR - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1 (DATA UPDATED BY: TRANSFER OF CAVEAT 062194368)

972 023 685

23/01/1997 CAVEAT RE : AGREEMENT FOR SALE CAVEATOR - ALLAN DEAN UNTERSCHULTZ CAVEATOR - ELAINE JANET UNTERSCHULTZ BOTH OF: BOX 2824, STONY PLAIN ALBERTA T7Z1Y3

062 146 165

05/04/2006 MORTGAGE MORTGAGEE - RICHARD D UNTERSCHULTZ MORTGAGEE - ELEANOR I UNTERSCHULTZ BOTH OF: 38 HARTWOOD LANE,STONY PLAIN ALBERTA T7Z1M1 ORIGINAL PRINCIPAL AMOUNT: $148,990

062 194 368

10/05/2006 TRANSFER OF CAVEAT 922169665 TRANSFEREE - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1

062 335 113

01/08/2006 REQUEST TO ENDORSE AFFECTS INSTRUMENT:

062 321 587

062321587

24/07/2006 CAVEAT RE : TRANSFER OF LAND CAVEATOR - HER MAJESTY THE QUEEN IN RIGHT OF ALBERTA AS REPRESENTED BY THE MINISTER OF INFRASTRUCTURE AND TRANSPORTATION ALBERTA TRANSPORTATION HIGHWAY PLANNING & DESIGN 2 FLOOR TWIN ATRIA BUILDING 4999-98 AVENUE EDMONTON ALBERTA T6B2X3 ( CONTINUED ) 484 of 873


ENCUMBRANCES, LIENS & INTERESTS PAGE 3 # 062 321 580 +2

REGISTRATION DATE (D/M/Y) NUMBER

PARTICULARS

AGENT - MICHELE MCKAY "ENDORSED BY 062335113 ON 20060801" 062 452 002

06/10/2006 CAVEAT RE : VENDOR'S LIEN CAVEATOR - ALLAN DEAN UNTERSCHULTZ CAVEATOR - ELAINE JANET UNTERSCHULTZ BOTH OF: C/O HUSTWICK WETSCH MOFFAT & MCCRAE 600, 9707 110 ST EDMONTON ALBERTA T5K2L9

062 467 806

16/10/2006 TRANSFER OF LAND OWNERS - STONY PLAINS DEVELOPMENTS LTD. 220, 9303 - 34 AVENUE EDMONTON ALBERTA T6E5W8 NEW TITLE ISSUED

TOTAL INSTRUMENTS: 009

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:32 A.M. ORDER NUMBER: 28872997 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED EY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

485 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON JULY

S LINC 0026 707 299

24,2006

SHORT LEGAL 4;27;52;30;SE

TITLE NUMBER 062 146 164

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 ALL THAT PORTION OF THE SOUTH EAST QUARTER WHICH LIES NORTH OF ROAD PLAN 8020627 AND EAST OF A LINE DRAWN THROUGHOUT AND AT RIGHT ANGLES TO THE NORTH LIMIT OF SAID ROAD PLAN, 402.3 METRES WESTERLY FROM THE EAST BOUNDARY OF THE SAID QUARTER SECTION, CONTAINING 32.2 HECTARES (79.5 ACRES) MORE OR LESS EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 962 110 570 +1 REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

CONSIDERATION

062 146 164

SEE INSTRUMENT

05/04/2006 TRANSFER OF LAND $220,000

OWNERS ALLAN DEAN UNTERSCHULTZ AND ELAINE JANET UNTERSCHULTZ BOTH OF: BOX 2824 STONY PLAIN ALBERTA T7Z 1Y3 AS JOINT TENANTS

( CONTINUED )

486 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 2 # 062 146 164 PARTICULARS

5619VE

11/12/1974 UTILITY RIGHT OF WAY GRANTEE - WEST PARKLAND GAS CO-OP LTD.

922 169 665

15/06/1992 CAVEAT RE : EASEMENT CAVEATOR - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1 (DATA UPDATED BY: TRANSFER OF CAVEAT 062194368)

972 023 685

23/01/1997 CAVEAT RE : AGREEMENT FOR SALE CAVEATOR - ALLAN DEAN UNTERSCHULTZ CAVEATOR - ELAINE JANET UNTERSCHULTZ BOTH OF: BOX 2824,STONY PLAIN ALBERTA T7Z1Y3

062 146 165

05/04/2006 MORTGAGE MORTGAGEE - RICHARD D UNTERSCHULTZ MORTGAGEE - ELEANOR I UNTERSCHULTZ BOTH OF: 38 HARTWOOD LANE, STONY PLAIN ALBERTA T7Z1M1 ORIGINAL PRINCIPAL AMOUNT: $148,990

062 194 368

10/05/2006 TRANSFER OF CAVEAT 922169665 TRANSFEREE - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1

062 321 580

24/07/2006 SUBDIVISION PLAN 0624145 TITLE CANCELLED AS TO PART AND NEW TITLE ISSUED FOR THE REMAINDER

TOTAL INSTRUMENTS: 006

( CONTINUED )

487 of 873


PAGE 3 # 062 146 164

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:32 A.M. ORDER NUMBER:

28872997

CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT (S)

488 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON APRIL

S LINC 0026 707 299

05,2006

SHORT LEGAL 4;27;52;30;SE

TITLE NUMBER 962 110 570 +1

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 ALL THAT PORTION OF THE SOUTH EAST QUARTER WHICH LIES NORTH OF ROAD PLAN 6020627 AND EAST OF A LINE DRAWN THROUGHOUT AND AT RIGHT ANGLES TO THE NORTH LIMIT OF SAID ROAD PLAN, 402.3 METRES WESTERLY FROM THE EAST BOUNDARY OF THE SAID QUARTER SECTION, CONTAINING 32.2 HECTARES (79.5 ACRES) MORE OR LESS EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 990281

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

962 110 570

CONSIDERATION

07/05/1996 SEPARATION PARCEL

OWNERS RICHARD D UNTERSCHULTZ (FARMER) AND ELEANOR I UNTERSCHULTZ BOTH OF: STONY PLAIN ALBERTA AS JOINT TENANTS

( CONTINUED )

489 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 2 # 962 110 570 +1 PARTICULARS

5619VE

11/12/1974 UTILITY RIGHT OF WAY GRANTEE - WEST PARKLAND GAS CO-OP LTD.

922 169 665

15/06/1992 CAVEAT RE : EASEMENT CAVEATOR - THE COUNTY OF PARKLAND NO. 31. C/O DELMAR KULAK 4601-48 ST., STONY PLAIN ALBERTA

972 014 280

14/01/1997 CAVEAT RE : VENDOR'S LIEN CAVEATOR - ALLAN DEAN UNTERSCHULTZ CAVEATOR - ELAINE JANET UNTERSCHULTZ BOTH OF: BOX 2824 STONY PLAIN ALBERTA T7Z1Y3

972 023 684

23/01/1997 DISCHARGE OF CAVEAT 972014280

972 023 685

23/01/1997 CAVEAT RE : AGREEMENT FOR SALE CAVEATOR - ALLAN DEAN UNTERSCHULTZ CAVEATOR - ELAINE JANET UNTERSCHULTZ BOTH OF: BOX 2824,STONY PLAIN ALBERTA T7Z1Y3

062 146 164

05/04/2006 TRANSFER OF LAND OWNERS - ALLAN DEAN UNTERSCHULTZ OWNERS - ELAINE JANET UNTERSCHULTZ BOTH OF: BOX 2824 STONY PLAIN ALBERTA T7Z1Y3 AS JOINT TENANTS NEW TITLE ISSUED

TOTAL INSTRUMENTS: 006

( CONTINUED )

490 of 873


PAGE 3 # 962 110 570 +1

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:32 A.M. ORDER NUMBER: 28872997 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

491 of 873


To:780422420

From:

07;15/2015 11:5

#073 ?.0131020

HISTORICAL LAND TITLE CERTIFICATE CURRENT TITLE WITH HISTORICAL DATA

S LINC 0026 707 307

SHORT LEGAL 4;27;52;30;SE

TITLE NUMBER 062 467 807

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION .30 ALL THAT PORTION OF THE SOUTH EAST QUARTER WHICH LIES NORTH OF ROAD PLAN 8020627 AND WEST OF A LINE DRAWN THROUGHOUT AND AT RIGHT ANGLES TO THE NORTH LIMIT OF SAID ROAD PLAN, 402.3 METRES WESTERLY FROM THE EAST BOUNDARY OF THE SAID QUARTER SECTION, CONTAINING 32.2 HECTARES (79.5 ACRES) MORE OR LESS EXCEPTING THEREOUT ALL MINES AND MINERALS .ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 962 110 570

REGISTERED OWNER(S) REGISTRATION DATE(DNIY) DOCUMENT TYPE VALUE

062 467 807

16/10/2006 TRANSFER OF LAND $2,897,000

CONSIDERATION

SEE INSTRUMENT

OWNERS STONY PLAIN DEVELOPMENTS LTD. OF 3203-93 STREET EDMONTON ALBERTA T6N 0B2 (DATA UPDATED BY: CHANGE OF NAME 072091168) (DATA UPDATED BY: CHANGE OF ADDRESS 082146259)

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER 922 169 665

PARTICULARS

15/06/1992 CAVEAT RE : EASEMENT CAVEATOR - THE TOWN OF STONY PLAIN. ( CONTINUED )

492 of 873


n,J11.. - 1%;111 . 1

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 2 # 062 467 807 PARTICULARS

4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1 (DATA UPDATED BY: TRANSFER OF CAVEAT 062194368) 062 194 368 10/05/2006 TRANSFER OF CAVEAT 922169665 TRANSFEREE - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1 062 452 321

06/10/2006 CAVEAT RE : VENDOR'S LIEN CAVEATOR - RICHARD D UNTERSCHULTZ CAVEATOR - ELEANOR I UNTERSCHULTZ BOTH OF: C/O HUSTWICR WETSCH MOFFAT & MCCRAE 600, 9707-110 STREET EDMONTON ALBERTA T5R2L9

062 467 808

16/10/2006 MORTGAGE MORTGAGEE - RICHARD UNTERSCHULTZ

MORTGAGEE - ELEANOR UNTERSCHULTZ BOTH OF: #38 HEARTWOOD LANE STONY PLAIN ALBERTA T7Z1M1 ORIGINAL PRINCIPAL AMOUNT: $1,000,000 062 467 809

16/10/2006 MORTGAGE MORTGAGEE - 927003 ALBERTA LTD. P.O. BOX 76055, RPO SHAWNESSY CALGARY ALBERTA T2Y2Z9 ORIGINAL PRINCIPAL AMOUNT: $5,000,000

072 091 168

15/02/2007 CHANGE OF NAME RE: STONY PLAIN DEVELOPMENTS LTD. 220, 9303-34 AVE EDMONTON ALBERTA T6E5W8 AFFECTS INSTRUMENT: 062467807

072 134 109 08/03/2007 DISCHARGE OF MORTGAGE 062467809 072 168 099

03/04/2007 DISCHARGE OF CAVEAT 062452321

072 188 100

03/04/2007 CAVEAT

OZOItqU'd U.0#

lq:Ll 9LNI3l/LO

493 of 873

06317UV081.:0:,

:1.110JJ


To:7F0422429C

From:

07115/2015 11:52

#C73 P.015!20

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DTTE (D/M/Y) NUMBER

PAGE 3 # 062 467 807 PARTICULARS

RE : LEASE CAVEATOR - RICHARD D UNTERSCHULTZ CAVEATOR - ELEANOR I UNTERSCHULTZ BOTH OF: C/O HUSTWICK WETSCH MOFFAT & MrCRAE 200, 9707-110 ST EDMONTON ALBERTA T5K2L9 AGENT - GARRY G WETSCH 082 146 259 07/04/2008 CHANGE OF ADDRESS FOR SERVICE RE: STONY PLAIN DEVELOPMENTS LTD. 3203-93 STREET EDMONTON ALBERTA T6N0B2 AFFECTS INSTRUMENT: 062467807 092 339 705

22/09/2009 DISCHARGE OF MORTGAGE 062467808

122 063 337

01/03/2012 CAVEAT RE : PURCHASERS INTEREST CAVEATOR - HER MAJESTY THE QUEEN IN RIGHT OF ALBERTA AS REPRESENTED BY MINISTER OF TRANSPORTATION C/O THE REGIONAL DIRECTOR NORTH CENTRAL REGION ALBERTA TRANSPORTATION BOX 4596, 4513-62 AVE BARRHEAD ALBERTA T7N1A5 AGENT - MARTIN M DRIESSEN

TOTAL INSTRUMENTS: 012

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 14 DAY OF JULY, 2015 AT 04:20 P.M. ORDER NUMBER: 28859705 CUSTOMER FILE NUMBER:

*END OF CERTIFICATE*

( CONTINUED )

494 of 873


PAGE 4 # 062 467 807 THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

495 of 873

ON19l0'd ELO#

ZSAJ SLCZIIILO

06eteUPOR%:0_

:wo)]


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON OCTOBER 16,2006

S LINC 0026 707 307

SHORT LEGAL 4;27;52;30;SE

TITLE NUMBER 962 110 570

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 3D ALL THAT PORTION OF THE SOUTH EAST QUARTER WHICH LIES NORTH OF ROAD PLAN 8020627 AND WEST OF A LINE DRAWN THROUGHOUT AND AT RIGHT ANGLES TO THE NORTH LIMIT OF SAID ROAD PLAN, 402.3 METRES WESTERLY FROM THE EAST BOUNDARY OF THE SAID QUARTER SECTION, CONTAINING 32.2 HECTARES (79.5 ACRES) MORE OR LESS EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 990281

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

962 110 570

CONSIDERATION

07/05/1996 SEPARATION PARCEL

OWNERS RICHARD D UNTERSCHULTZ (FARMER) AND ELEANOR I UNTERSCHULTZ BOTH OF: STONY PLAIN ALBERTA AS JOINT TENANTS

( CONTINUED )

496 of 873


ENCUMBRANCES, LIENS & INTERESTS PAGE 3 # 962 110 570

REGISTRATION DATE (D/M/Y) NUMBER

PARTICULARS

4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1 062 241 586

08/06/2006 DISCHARGE OF CAVEAT 062127679

062 452 321

06/10/2006 CAVEAT RE : VENDOR'S LIEN CAVEATOR - RICHARD D UNTERSCHULTZ CAVEATOR - ELEANOR I UNTERSCHULTZ BOTH OF: C/O HUSTWICK WETSCH MOFFAT & MCCRAE 600, 9707-110 STREET EDMONTON ALBERTA T5K2L9

062 467 807

16/10/2006 TRANSFER OF LAND OWNERS - STONY PLAINS DEVELOPMENTS LTD. 220, 9303 - 34 AVENUE EDMONTON ALBERTA T6E5W8 NEW TITLE ISSUED

TOTAL INSTRUMENTS: 013

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:00 A.M. ORDER NUMBER: 28872361 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

497 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON MAY

S LINC 0022 080 964

07,1996

SHORT LEGAL 4;27;52;30;SE

TITLE NUMBER 990281

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 QUARTER SOUTH EAST CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS. EXCEPTING THEREOUT: 0.417 HECTARES (1.03 ACRES) MORE OR LESS FOR ROAD AS SHOWN ON ROAD PLAN 8020627. EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: PARKLAND COUNTY

REGISTERED OWNER(S) REGISTRATION DATE(DM1) DOCUMENT TYPE VALUE

990281

11/12/1974

CONSIDERATION

$90,000

OWNERS RICHARD D UNTERSCHULTZ (FARMER) AND ELEANOR I UNTERSCHULTZ BOTH OF: STONY PLAIN ALBERTA AS JOINT TENANTS

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER 5619VE

PARTICULARS

11/12/1974 UTILITY RIGHT OF WAY GRANTEE - WEST PARKLAND GAS CO-OP LTD.

( CONTINUED )

498 of 873


ENCUMBRANCES LIENS & INTERESTS PAGE 2 # 990281

REGISTRATION DATE (D/M/Y) NUMBER

PARTICULARS

922 169 665

15/06/1992 CAVEAT RE : EASEMENT CAVEATOR - THE COUNTY OF PARKLAND NO. 31. C/O DELMAR KULAK 4601-48 ST., STONY PLAIN ALBERTA

962 110 570

07/05/1996 SEPARATION - PARCEL NEW TITLE ISSUED

TOTAL INSTRUMENTS: 003

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:00 A.M. ORDER NUMBER:

28872361

CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

499 of 873


NO

Certificate of Zitle

19 9

REF

8,3

VALUE I

t

9

I.' AG 1WP. SEC. U. PT.

RENEWAL S02057445

Ali 12 1 7 1 15 12 {3 10 IS E 1_1_1 PLAN

Blic. LOT PT. r

41[1:11 -111111111 Li

ortfr Albrrta 'Emit! prsistration Pistrict THIS is TO CERTiFY Inv RICHARD D. UNTERSCHULTZ (FARMER) AND ELEANOR I. UNTERSCHULTZ (HIS WI FE) BOTH OF STONY PLAIN IN THE PROVINCE OF ALBERTA AREnni.% the owne,

of an estate in fee simple AS JOINT TENANTS

of and in

THE SOUTH EAST QUARTER OF SECTION THIRTY (30) TOWNSHIP FIFTY TWO (52) RANGE TWENTY SEVEN (27) WEST OF THE FOURTH MERIDIAN CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS. EXCEPTING THEREOUT: 0.417 HECTARES (1.03 ACRES) MORE OR LESS FOR ROAD AS SHOWN ON ROAD PLAN 802 0627.

EXCEPTING TMEREOUT ALL MINES,AND MINERALS.

CANCELLED AND CONVERTED APR

1992 ;

ey ...........

•••••••41nwa

S./EJECT 10 THE ENCUMBRANCES. LIENS. ESTATES OR INTERESTS NOTIFIED BY MEMORANDU ENDORSED HEREON. OR WHICH MAY HEREAFTER BE MADE IN THE REGISTER.

OR

IN WITNESS WHEHEOF I have hereunto subscribed my name and affixed my official seal this

),.11.11

clay of

DECEMBER

AD. 10.24

5 z

Post Office Address STOINAY PLAJ ft ALBERTA

"AD Rem.,

SAE AG

699 7i>7

TemLn

Nort Alberta Land Registration District

Plc" 427,3142 500 of 873


1

4, E - casement C - Caveat Tr - Transmission Tie Transfer Mtge - Mortme TITLE NO. Nalaite Of lc wurnen1

atrlificate of Eitie

ABORFVIATIONS UMW - Utility Right of Way EL - Bkikders Lien TN Tax No:ileation of Execution WE C.C. - Covenan is and CORChtIORS ENCVM — Enc.noblince

NAME RICHARD D. UNTERSCHULTZ AL ..... ET ..... LAND ..

Date cl RygograttOn DY 1 MO 1„, YR

A, cv,t; S

AND INTtlitbib. .

PARrICULARS

1

IN FAVOR OF WEST PARKLAND GAS

12 74

5619 V.E. 11

S.E.

......

CHARGES, LIENS

99 - 1 C7- 2 8 1 R.9.Watiwo Nurnloef

Show Other hOhrewations Here

CO-OP

Sognitvre et RC,. .

e1.00 Rentbt..

oisch.rw...dvAddtevegs -7175:7 (W MO YR i

;.

LTD. .0..e6„... , t._...

.

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Se074.404 QI

CANCELLED AND CONVERTED

, ,

APR 7 1992

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501 of 873


CANCELLED I Cgtrtifitaft of Tait Canada M nG. To'. SEC.

<I 41

RENEWAL 3443 V.D.

PT.

T1 1 1 f MELIA 310

PLAN

BLK. LOT It

art Albtrta lEand prgistration Xlistritt oft

rµmisTocERTIEYulat

RICHARD

D.UNTERSCHULTZ

(FARMER) AND ELEANOR I.UNTERSCHULTZ

(HIS WIFE) BOTH OF STONY PLAIN, IN THE ARE

of*

now the owner S of an 'Male w fee sonple A5 ,JOINT

PROVINCE OF

ALBERTA

TENANTS

THE SOUTH EAST QUARTER OF SECTION THIRTY (30)

ot od in

TOWNSHIP FIFTY TWO (52)

RANGE TWENTY SEVEN (27) WEST OF THE. FOURTH MERIDIAN, CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS.

EXCEPTING THEREOUT ALL MINES AND MINERALS.

TIM CAROLLED

-0.417

nA.

80205744S

(1 III ACS.)'-FOR RnAn PLAN es ti*

14

MARCH

alayof

TITLE

CANCELLED UNDER RENEWAL 802 0 27 AS TO REMAINDER AND IN FULL

19 80

an this 14

day of

MARCH

19

80

%N.miampart A. D. •

01

SAE

A. D. Rrolffra SAE I

SUBJECT TO THE ENCUMBRANCES. LIENS, ESTATES OR INMAFSTSNOTIFIED BY MEMORAND ENDORSED HEREON, OR WHICH MAY HEREAFTER BE MADE IN IHIE REGISTER. INWITNEWINHEREOFINivelumuaostanOWdmynameandefixedulyofficialseM

this

................

...... day of

DECEMBER

A.D. 19.-14

Post Office Address

STONY PLAIN, ALTA. AC A.G. 009 Niv.7171

A#0 Registrar North Alberta Land Registration District

502 of 873


- •frel5RV

.st

Oltrtifirate of

JUR E - °seam C - Caveat Tr - Transmission Tfr - Transfer Mtge - Mo tgage TITLE

URW Utility Right of Way BL - Builders Lien TN - Tax Notification WE - Writ of Execution C.C. - Covenants and Conditions ENCUM - enc.mnbrance

CANCELLED

tri. Other Abbreviations Here

RIcHARD D. UNTERSCHULTA ET AL

NAME

LAND

r

NO.

AR;PI, APAroRcRIR'

, 27

34 S.Ef,

,,

,

CHARGES, LIENS AND INTERESTS.

q 9 - 01 - 2 8 1

-=1F-Netureof Instrument

Registration Number

Oa! of Niligrial4m DY 1 VO 1 WI o 1 I i

E

5619 V.E. 11112 174

C.

t 782142638 27i 6 1 78 I I I

Arroati 5

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PARTICULARS

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YR

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i

IN FAVOR OF WEST PARKLAND GAS CO-OP LTD.' i 1 1 JA0120..7.4.3. 14: 3: 80

(PT.AS DESC.)(RE:ROADWAY PURPOSES) EV COUNTY OF PARKLAND NO.31

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503 of 873


49-D -211 Th. hind 6•0•Nonon1 in 66, 6.6.11116•16 61 tANO `TITUS ear. 50b. SI• E•66.60 one.. 1616 Ad All by t110/1611106 Ind OI,6666 onl 66.0•1 tnen116 SM. To-III NY 1111,111no 6 resommlIon• •666•1 teisord I. IM CO1101111 arliAt o , MO iand 11/ All .t1.1/6 Inns 00,0, Lrlattice ,rd 461 An, etc tilphosy Or 01 Oh nI eviii C.'s... Sas, 011 NI As/ 1.6I.1616611 INN O.11ietio116, 161 I Ione 1.0.6. 616 ,• No. 66,..

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day oi DEC

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er

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E.F. GAMACHE 0.91.11.1, 41,

aft

(Certificate amec, 5G,not War

$90,noa.00

Ayer. %pit

cil(04ciar/paz.VantiRvidindeftOwitit

Qihi

ts to to Celli% dat

:616[NTANT NOTICE II &I IN 16 IN oNtoriNt 61 06%, 0,6•6,

AND ELEANOR TA uNTERSCHULTZ (HIS WIFE)

?,eleit 'OS kora 'hE 67*o on* Mk NH Aachen INN t/t1ct .10 isstsst nue..0 cs as. cSsicsg. I.

BOTH

RICHARD 0 uNTERSCHULT2

DEC. 1 V !: (FARMER)

OF STONY PLAIN, IN THE PROVINCE OF ALBERTA,

CANADA.

:11.1.7°,11fr4 g."'Zrt:

.

W

e4 ,

a/44mA Ai„-•l/

AS JOINT TENANTS

THE SOUTH EAST QUARTER OF SECTION THIRTY (30) TOWNSHIP FIFTY TWO (ST) RANGE TWENTY SEVEN (27) WEST OF THEODURTH MERIDIAN, CONTAINING ONE HUNDRED AND SIXTY (TED)ACRES MORE OR LESS.

RESERVING UNTO HER

MAJESTY ALL MINES AND MINERALS.

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ofeckead hveon, o. .mvariisswiy6p4e ,mat4 ,e;n, 4rogiatic

3n Witness fteraCIAavvi•miiit4thierilecimirgemeaacealiard,21 4 zial4agtaid, ELEVENTH .9fi

darll DECEMBER

>,9

14

SL Ap

140A44bwi STONY PLAIN, ALTA.,

Aredigge, 4,1

Awitdilkiimip Ala illiriA•ar-Siahet

5419 V.E. EASE. DATED 29-AUG-74 REG. 2.21 1/2 PM 11-DEC-74 WITHIN LAND IN FAIN* OF WES1 PARKLAND GAS C04016 LTD.

(ovER) 504 of 873


CAVIAT. NO. 71214/611 *WO 2,-1-71 COUNtf Of fAAKLAND NO. SI ROADWAY PUR â&#x2013;ºOSES) (pt. AS MC.) It

ADN/JC

505 of 873


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e

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414,11449

IN ACCORDANCE MTH THE tRANSFFIt Sun. •ic, ANY tiXt:Enions AND/DR tas. filIVATIONS C N AND A NEW CERTIFF

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6108 FO MTGE NIED 2-JAN-4O RE0,2,O6 PM i•FEB.D) JACOB URTERSDIRJTZ 1C 041,FARI2 to EDMONTON ALTA, ABOVE MO FOR 41700,00 48

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lot ilwfs fonow4....X fa -9.' 4 IF 1410110.1111)%119,011 It -.927.14499..01$ 4t: sailemoi 04, ...III

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507 of 873


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alji0 i0 to. OF

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bIk#2.,6?„,e,d4 249.7.1 -48

$ 4120

4rt1fislat ceutt.€5 SCHULTZ

STONY PLAIN IN THE PROVINCE Of AL9ERTA DNINION OF CANADA ( IMPLEMENT AGENT

)

idvnaudimegoner,lametitate,n, tyanclim THE SOUTH EAST

QUARTER OF 8ECTION THIRTY (30) TOWNSHIP FIFTY-TWO (52) RANGE

TWENTY-SEVEN (27) RUT OF THE FOURTH MERIDIAN IN THE SAID PROVINCE COVAININ0 UNE HUNDRED AND SIXTY (160) ACRES light: OR LEGS) EXCEPTING THEREOUT ALL MINES AND MINERALS,

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d.15.14_6.

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STONY PLAIN ALTA,

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509 of 873


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510 of 873


ID:780422429C

From:

07/ 1 512015 11:51

/07,1, P.0C9/020

ZISTORICAL LAND TITLE CERTIFICATE CURRENT TITLE WITH HISTORICAL DATA

LING 0012 211 132

SHORT LEGAL 4;27;52;30;SW

TITLE NUMBER 062 578 336

LEGAL DESCRIPTION THE SOUTHERLY THIRTEEN HUNDRED AND TWRNTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) PEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER OF SECTION THIRTY (30) TOWNSHIP FIFTY TWO (52) RANGE TWENTY SEVEN (27) WEST OP THE POURTH MERIDIAN CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS EXCEPTING THEREOUT: 0.209 HE (0.516 ACRES) MORE OR LESS FOR ROAD AS SHOWN ON ROAD PLAN 8020627 EXCEPTING THERE= ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY; TOWN OF STONY PLAIN REFERENCE NUMBER: 032 002 398

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

CONSIDERATION

062 578 336

$2,053,168

15/12/2006 TRANSFER OF LAND $2,053,000

OWNERS STONY PLAIN DEVELOPMENTS LTD . OF 3203-93 STREET EDMONTON ALBERTA T6N OB2 (DATA. UPDATED BY: CHANGE OF ADDRESS 082146259)

ENCUMBRANCES, LIENS 6 INTERESTS REGISTRATION DATE ( D /M/Y ) NUMBER 062 454 609

PARTICULARS

05/10/2006 CAVEAT ( CONTINUED )

511 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 2 # 062 578 336 PARTICULARS RE : 01rER TO PURCHASE AND AGREEMENT FOR SALE CAVEATOR QUALICO DEVELOPMENTS WEST LTD. C/O PARIEE MCLAWS LLP 1500 MANULIFE PLACE 10180-101 ST EDMONTON

ALBERTA T5J4K1 AGENT - DAVID KOZICKI 062 578 337

15/12/2006 MORTGAGE MORTGAGEE - ELDOR-WAL REGISTRATIONS LTD. MORTGAGEE - RANDALL C. WALLACE PROFESSIONAL CORPORATION. BOTH OF: C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S1K4 MORTGAGEE - DOUGLAS RAE 18121-107 AVE EDMONTON ALBERTA T5S1K4 ORIGINAL PRINCIPAL AMOUNT: $1,066,068

062 578 338

15/12/2006 DISCHARGE OF CAVEAT 062454609

082 146 259 07/04/2008 CHANGE OF ADDRESS FOR SERVICE RE: STONY PLAIN DEVELOPMENTS LTD. 3203-93 STREET EDMONTON ALBERTA T6N0B2 AFFECTS INSTRUMENT: 062578336 082 532 059

08/12/2008 DISCHARGE OF MORTGAGE 062578337

122 063 321

01/03/2012 CAVEAT RE : PURCHASERS INTEREST CAVEATOR - HER MAJESTY THE QUEEN IN RIGHT OF ALBERTA AS REPRESENTED BY MINISTER OF TRANSPORTATION C/O THE REGIONAL DIRECTOR NORTH CENTRAL REGION ALBERTA TRANSPORTATION BOX 4596, 4513-62 AVE BARRHEAD ALBERTA T7N1A5 AGENT - MARTIN M DRIESSEN

TOTAL INSTRUMENTS: 006

512 of 873

OM/010'd C100

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O6ZtUtOeL:31

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Tc:7804224290

rron:

07/1 5in15 11:51

#073 P.011/020

PAGE 3 # 062 578 336

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 14 DAY OF JULY, 2015 AT 04:20 P.M. ORDER NUMBER: 28859705 CUSTOMER FILE NUMBER:

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

513 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON DECEMBER 15,2006

LINC 0012 211 132

SHORT LEGAL 4;27;52;30;SW

TITLE NUMBER 032 082 398

LEGAL DESCRIPTION THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER OF SECTION THIRTY (30) TOWNSHIP FIFTY TWO (52) RANGE TWENTY SEVEN (27) WEST OF THE FOURTH MERIDIAN CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS EXCEPTING THEREOUT: 0.209 HECTARES (0.516 ACRES) MORE OR LESS FOR ROAD AS SHOWN ON ROAD PLAN 8020627 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 892 335 015

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

CONSIDERATION

032 082 398 07/03/2003 TRANSFER OF LAND

SEE INSTRUMENT

OWNERS ELDOR-WAL REGISTRATIONS LTD. OF C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S 1K4 AS TO AN UNDIVIDED 10/20 INTEREST DOUGLAS RAE OF C/O 18121-107 AVE. EDMONTON ALBERTA T5S 1K4 AS TO AN UNDIVIDED 1/20 INTEREST RANDALL C. WALLACE PROFESSIONAL CORPORATION. OF C/O 18121 - 107 AVE., EDMONTON ( CONTINUED )

514 of 873


PAGE 2 # 032 082 398 ALBERTA T5S 1K4 TO AN UNDIVIDED 9/20 INTEREST

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION NUMBER DATE (D/M/Y)

PARTICULARS

062 454 609

09/10/2006 CAVEAT RE : OFFER TO PURCHASE AND AGREEMENT FOR SALE CAVEATOR - QUALICO DEVELOPMENTS WEST LTD. C/O PARLEE MCLAWS LLP 1500 MANULIFE PLACE 10180-101 ST EDMONTON ALBERTA T5J4K1 AGENT - DAVID KOZICKI

062 578 336

15/12/2006 TRANSFER OF LAND OWNERS - STONY PLAIN DEVELOPMENTS LTD. 220, 9303-34 AVE EDMONTON ALBERTA T6E5W8 NEW TITLE ISSUED

TOTAL INSTRUMENTS: 002

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:03 A.M. ORDER NUMBER: 28872418 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

515 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON MARCH

S LINC 0012 211 132

07,2003

SHORT LEGAL 4;2752;30;SW

TITLE NUMBER 892 335 015

LEGAL DESCRIPTION THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER OF SECTION THIRTY (30) TOWNSHIP FIFTY TWO (52) RANGE TWENTY SEVEN (27) WEST OF THE FOURTH MERIDIAN CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS EXCEPTING THEREOUT: 0.209 HECTARES (0.516 ACRES) MORE OR LESS FOR ROAD AS SHOWN ON ROAD PLAN 8020627 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER:161X270

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

CONSIDERATION

892 335 015

$304,900

19/12/1989 TRANSFER OF LAND $304,900

OWNERS GEOFFREY HO OF C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S 1K4 AS TO AN UNDIVIDED 1/20 INTEREST DOUGLAS RAE OF C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S 1K4 AS TO AN UNDIVIDED 1/20 INTEREST ELDOR-WAL REGISTRATIONS LTD. OF C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S 1E4 ( CONTINUED ) 516 of 873


PAGE 2 # 892 335 015 AS TO AN UNDIVIDED 9/20 INTEREST RANDALL C. WALLACE PROFESSIONAL CORPORATION. OF C/0 18121 - 107 AVE., EDMONTON ALBERTA T5S 1K4 AS TO AN UNDIVIDED 9/20 INTEREST

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PARTICULARS

792 015 369

22/01/1979 MORTGAGE MORTGAGEE - C.N. CREDIT UNION LIMITED. ORIGINAL PRINCIPAL AMOUNT: $50,000

792 193 721

15/08/1979 CAVEAT CAVEATOR - GEOFFREY HO CAVEATOR - DOUGLAS RAE CAVEATOR - ELDOR-WAL REGISTRATIONS LTD. CAVEATOR - RANDALL C. WALLACE PROFESSIONAL CORPORATION.

892 335 016

19/12/1989 MERGER OF CAVEAT 792193721

952 038 115

09/02/1995 DISCHARGE OF MORTGAGE 792015369

032 082 398

07/03/2003 TRANSFER OF LAND OWNERS - ELDOR-WAL REGISTRATIONS LTD. C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S1K4 AS TO 10/20 OWNERS - DOUGLAS RAE C/O 18121-107 AVE. EDMONTON ALBERTA T5S1K4 AS TO 1/20 OWNERS - RANDALL C. WALLACE PROFESSIONAL CORPORATION. C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S1K4 AS TO 9/20 NEW TITLE ISSUED

TOTAL INSTRUMENTS: 005

( CONTINUED )

517 of 873


PAGE 3 # 892 335 015

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:03 A.M. ORDER NUMBER: 28872418 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

518 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON DECEMBER 19,1989

S LINC 0012 211 132

SHORT LEGAL 4;27;52;30;SW

TITLE NUMBER 161X270

LEGAL DESCRIPTION THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER OF SECTION THIRTY (30) TOWNSHIP FIFTY TWO (52) RANGE TWENTY SEVEN (27) WEST OF THE FOURTH MERIDIAN CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS EXCEPTING THEREOUT: 0.209 HECTARES (0.516 ACRES) MORE OR LESS FOR ROAD AS SHOWN ON ROAD PLAN 8020627 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

161X270

28/12/1973

CONSIDERATION

$48,000

OWNERS LEONARD JANZEN (APPLIANCE TECHNICIAN) AND ELSIE JANZEN BOTH OF: BOX 1587, STONY PLAIN ALBERTA AS JOINT TENANTS

( CONTINUED ) 519 of 873


ENCUMBRANCES, LIENS & INTERESTS PAGE 2 # 161X270

REGISTRATION NUMBER DATE (D/M/Y)

PARTICULARS

792 015 369 22/01/1979 MORTGAGE MORTGAGEE - C.N. CREDIT UNION LIMITED. ORIGINAL PRINCIPAL AMOUNT: $50,000 792 193 721

15/08/1979 CAVEAT CAVEATOR - GEOFFREY HO CAVEATOR - DOUGLAS RAE CAVEATOR - ELDOR-WAL REGISTRATIONS LTD. CAVEATOR - RANDALL C. WALLACE PROFESSIONAL CORPORATION.

892 335 015

19/12/1989 TRANSFER OF LAND OWNERS - GEOFFREY HO C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S1K4 AS TO 1/20 OWNERS - DOUGLAS RAE C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S1K4 AS TO 1/20 OWNERS - ELDOR-WAL REGISTRATIONS LTD. C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S1K4 AS TO 9/20 OWNERS - RANDALL C. WALLACE PROFESSIONAL CORPORATION. C/O 18121 - 107 AVE., EDMONTON ALBERTA T5S1K4 AS TO 9/20 NEW TITLE ISSUED

TOTAL INSTRUMENTS: 003

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:03 A.M. ORDER NUMBER: 28872418 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE*

( CONTINUED ) 520 of 873


PAGE 3 # 161X270 THIS ELECTRONICALLY TRANSMITTED LANDâ&#x2013;º TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE OR PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

521 of 873


le 117 3193113 91 LW 1,1134 ACE. 345. Si 1119' 90144 31111• WI A, 099 11 "313K.1 930 400 4 II? aggi • • Cott1/1rueloi 12,010 01 ear Reslifep 311171124 Cr 13.14191 , .e4441 WINO .00 lard It 122 N21,11 T.M1 4 10. 1111 'ma 04 1,990 21 AI 1.112 1u9 lll4da 241111 NJ erkoca Atlel 1.j1,2,1 'RPM, .1,12,411 1g o, 0.1te pla. 1093.994111101, . 09410 11 . eArlalni WW?: 41 Ina ki I a/10,1 M 11. eaMe 122, .4,n te 1m 1, 10111 0:94.37 01 it/ tea 13(11 111t1 DI 0•15,0., 1,101 31 gli,124 r Wait, It 111e111, di., wig 1110 100 irtla Wt. Cur e1e11.0,4 lb 319'3144 10,0l attic' ti ,0011 C 4.9 „y31 /1.33/3 do, bleb .g stali lead II 191 91131. 1319 mix.. . mil 11924 0, taald 0.1.1 14 M? 1,911•••rti to ail emeneil PeRoh• 61 grr 1‘11111I I/ 4114 . Oa ilea°.

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JIl1 1974

LEONAR JANZEN

WOW 4110!

(APLIANCE TECHNICIAN)

AN)

MI! JANZEN rs11:5, WIFE) BOTH OF STCNY °LAIN, IN THE

PROVINCE OF AL8ERTA, CANADA.

ld'inelathilln.C"?.an atrili/1/4.44/704 4//antli/L

AS JOINT TENANTS.

THE SOUTHERLY THIRTEEN HOMED AAO TWENTY (1320 FEET IN PERPENDICJLAR

RiOTH THROjGHOT OF THE EASTERLY TH1: EE1 WORD AND TWENTY (13°0 FEET IN PE1PEN)!CULAR WIDTH THROVH0j7 OF THE SOUTH WEST QUARTER )F

SECTION THIRTY CiD) TOWNSHIP FIFTY TWO (52) RAWIE TWEVY

SEVEN

(27)

WEST OF THE FOURTH MERIDIAN, CCNTAIWNS FORTY 00) ACRES, MORE OR

LESS.

RESERVING UNTO

HER

4AuESTY ALL MINES

AND

MINERALS.

cAnic.ag No ORDER RENEWAL

. INIF: _j_u_ . _. ...._—_ I on 16'1 2; diy of AUG _ :2 281 1W; P,41 211 1, ____J

Ir:eCal(Z ReliCUI1117,wizea; tkdi

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op enchrded Aereem, olvvIzia gnoyiere#,Ge gnat4 rirL fie /*sten

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(um) ,arrear•••••••••.•

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e ...7,21taice"

522 of 873


no Tido of MST:ADMEN? iii",;;52c.) 43rid 1 othottondsSiEcsommtaigsubjecttocMOBTVC:; modo by 14011Ti1IVEnTERN UTILITIES LIM st.. to Montreal Trust Company, Dlosttoal. 114.509.e00 Solios A Bonds of 3-1/25. For C tiond3 ot $2000,0U) supoocoo 8ciies D Dond-, at :1•1:;;•; 55,000,i1a1 Satter: E Bolds at . $4,500p0 fiolts F Bands a $7,001),C00 Sorlas C Bonds $12,000,030 Series II Bands at $5.000{100 Sarin 1 Bond! at $8,030,C30 Series J Bonds ut 0.,:j11;• Wiled this 1st day 0 March, 1973 Ftegislercl ci 12:42 p.m. this 19th day of April, 1073 as D.B. No. h624 '11.

7179 U.G. MTGE. DATED 20-DEC-73 REG. 1:52 1/2 PM 28-DEC-73 WITHIN LAND

BY LEONARD JANZEN ET AL TO FARMERS & MERCHANTS TRUST CO. LTD. 10225 JASPER AVE., EDM., ALTA., FOR $32,000.00 AT 11 112%

';j• .1 Nine," ReglArot

523 of 873


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00 2 6 073

LUCIEN J.N. HILLETTE (00C"OR)

AND SONJA .JEAN FILLETTE (HIS WIFE) BOTH OF EDMONTON, IN THE PROVINCE OF ALBERTA, CANADA.

moie&gameilaz Asaintfie 4‘yt4

AS JO/NT TENANTS

THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN

?and ire,

PERPENDICJLAR W IDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER OF SECTION THIRTY (30) TOWNSHIP FIFTY TWO (52) RANGE TWENTY SEVEN (27) WEST OF THE FOURTH MERIDIAN, CONTAINI16; ECM

rio) ACRES, MORE OR LESS.

RESERVING UNTO HER MAJESTY ALL NINES AN) MINERALS.

DILI 1111.0ATE 0? TITLE. r cANCSELED

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AND DOROTHY JEAN SOMERVILLE (HIS OPE), 007H Or STCNY PLAIN, 111 THE PROVIICE

1:3'.1

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RESEWING UNTO KJ. MAJESTY ALL SINES AND mIlEaALS.

TITLE CANCaLED No,,,M011.3 6

yr,

s

IN FULL_ day of JUNE

192t.

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TITLE IS CANCELLED

IN ACCOrmAliCE MTN T.:;.

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EDWARD BARON,

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To:7804224290

07115/201 5 11:50

#073 P.0031020

HISTORICAL LAND TITLE CERTIFICATE CURRENT TITLE WITH HISTORICAL DATA

S LINC 0026 342 642

SHORT LEGAL 4;27;52;30;SW

TITLE NUMBER 072 286 052

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 QUARTER SOUTH WEST CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS EXCEPTING THEREOUT: (A) THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS B) 2.02 HECTARES (5 ACRES) MORE OR LESS, AS SHOWN ON SUBDIVISION PLAN 782 1916 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 022 277 573 REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

072 286 052

18/05/2007 TRANSFER OF LAND $6,500,000

CONSIDERATION

$1

OWNERS STONY PLAIN DEVELOPMENTS LTD. OF 3203-93 STREET EDMONTON ALBERTA T6N OB2 (DATA UPDATED BY: CHANGE OF ADDRESS 082146259)

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER 6358SG

PARTICULARS

27/05/1971 UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST ( CONTINUED )

534 of 873


To:7804224292

H-on:

27/15/201 5 11:51

#C73 P.0051:')20

ENCUMBRANCES, LIENS & INTERESTS REGISTRATIO1 DATE (D/M/Y) NUMBER

PAGE 2 # 072 286 052 PARTICULARS EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025402)

6873SW

16/06/1972 UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025178)

782 069 846

06/04/1978 CAVEAT CAVEATOR THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1 (DATA UPDATED BY: TRANSFER OF CAVEAT 042076057)

782 149 149

05/07/1978 CAVEAT RE : DEFERRED RESERVE CAVEATOR - EDMONTON REGIONAL PLANNING COMMISSION.

012 025 178 23/01/2001 TRANSFER OF UTILITY RIGHT OF WAY 6873SW TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6 012 025 402 23/01/2001 TRANSFER OF UTILITY RIGHT OF WAY 6358SG TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6 042 076 057

23/02/2004 TRANSFER OF CAVEAT 782069846 TRANSFEREE - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1

082 146 259

07/04/2008 CHANGE OF ADDRESS FOR SERVICE RE: STONY PLAIN DEVELOPMENTS LTD. 3203-93 STREET EDMONTON ALBERTA T6N0B2 ( CONTINUED )

535 of 873


To:7804224290

From:

07/1512015 11:51

#673 P.007/020

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 3 # 072 286 052 PARTICULARS

AFFECTS INSTRUMENT: 122 067 968

072286052

06/03/2012 CAVEAT RE : PURCHASERS INTEREST CAVEATOR - HER MAJESTY THE QUEEN IN RIGHT OF ALBERTA AS REPRESENTED BY MINISTER OF TRANSPORTATION THE REGIONAL DIRECTOR

NORTH CENTRAL REGION BOX 4596 4513 62 AVENUE BARRHEAD ALBERTA T7N1A5

AGENT - MARTIN M DRIESSEN TOTAL INSTRUMENTS: 009

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN

ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 14 DAY OF JULY, 2015 AT 04:20 P.M. ORDER NUMBER: 28859705 CUSTOMER FILE NUMBER:

*END OF CERTIFICATE*

THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

536 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON MAY

S LINC 0026 342 642

18,2007

SHORT LEGAL 4;27;52;30;SW

TITLE NUMBER 022 277 573

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 QUARTER SOUTH WEST CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS EXCEPTING THEREOUT: (A) THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS B) 2.02 HECTARES (5 ACRES) MORE OR LESS, AS SHOWN ON SUBDIVISION PLAN 782 1916 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 012 052 308

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

CONSIDERATION

022 277 573

$747,500

30/07/2002 TRANSFER OF LAND $747,500

OWNERS QUALICO DEVELOPMENTS WEST LTD. OF 220, 9303 - 34 AVENUE EDMONTON ALBERTA T6E 5W8

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION NUMBER DATE (D/M/Y) 6358SG

PARTICULARS

27/05/1971 UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST ( CONTINUED ) 537 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION NUMBER DATE (D/M/Y)

PAGE 2 # 022 277 573 PARTICULARS

EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025402) 6873SW

16/06/1972 UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025178)

782 069 646

06/04/1978 CAVEAT CAVEATOR - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1 (DATA UPDATED BY: TRANSFER OF CAVEAT 042076057)

782 149 149

05/07/1978 CAVEAT RE : DEFERRED RESERVE CAVEATOR - EDMONTON REGIONAL PLANNING COMMISSION.

012 025 178

23/01/2001 TRANSFER OF UTILITY RIGHT OF WAY 6873SW TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6

012 025 402

23/01/2001 TRANSFER OF UTILITY RIGHT OF WAY 6358SG TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6

022 244 040

08/07/2002 CAVEAT RE : OFFER TO PURCHASE CAVEATOR - QUALICO DEVELOPMENTS WEST LTD. C/O ACKROYD, PIASTA, ROTH & DAY LLP 15TH FLOOR, 10665 JASPER AVE EDMONTON ALBERTA T5J3S9 AGENT - L DIANE YOUNG

022 277 574

30/07/2002 MORTGAGE MORTGAGEE - ASPEN ESTATES DEVELOPMENT CORPORATION. ( CONTINUED ) 538 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION NUMBER DATE (D/M/Y)

PAGE 2 # 022 277 573 PARTICULARS

EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025402) 6873SW

16/06/1972 UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025178)

782 069 646

06/04/1978 CAVEAT CAVEATOR - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1 (DATA UPDATED BY: TRANSFER OF CAVEAT 042076057)

782 149 149

05/07/1978 CAVEAT RE : DEFERRED RESERVE CAVEATOR - EDMONTON REGIONAL PLANNING COMMISSION.

012 025 178

23/01/2001 TRANSFER OF UTILITY RIGHT OF WAY 6873SW TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6

012 025 402

23/01/2001 TRANSFER OF UTILITY RIGHT OF WAY 6358SG TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6

022 244 040

08/07/2002 CAVEAT RE : OFFER TO PURCHASE CAVEATOR - QUALICO DEVELOPMENTS WEST LTD. C/O ACKROYD, PIASTA, ROTH & DAY LLP 15TH FLOOR, 10665 JASPER AVE EDMONTON ALBERTA T5J3S9 AGENT - L DIANE YOUNG

022 277 574

30/07/2002 MORTGAGE MORTGAGEE - ASPEN ESTATES DEVELOPMENT CORPORATION. ( CONTINUED ) 539 of 873


ENCUMBRANCES, LIENS & INTERESTS PAGE 3 # 022 277 573

REGISTRATION DATE (D/M/Y) NUMBER

PARTICULARS 17 CHRISTIE ESTATES HEATH SW CALGARY ALBERTA T3H2Z5 ORIGINAL PRINCIPAL AMOUNT: $500,000

022 288 297

07/08/2002 DISCHARGE OF CAVEAT 022244040

042 076 057

23/02/2004 TRANSFER OF CAVEAT 782069846 TRANSFEREE - THE TOWN OF STONY PLAIN. 4905-51 AVE STONY PLAIN ALBERTA T7Z1Y1

062 044 302

26/01/2006 DISCHARGE OF MORTGAGE 022277574

062 467 809

16/10/2006 MORTGAGE MORTGAGEE - 927003 ALBERTA LTD. P.O. BOX 76055, RPO SHAWNESSY CALGARY ALBERTA T2Y2Z9 ORIGINAL PRINCIPAL AMOUNT: $5,000,000

072 134 109

08/03/2007 DISCHARGE OF MORTGAGE 062467809

072 286 052

18/05/2007 TRANSFER OF LAND OWNERS - STONY PLAIN DEVELOPMENTS LTD. 220, 9303-34 AVE EDMONTON ALBERTA T6E5W8 NEW TITLE ISSUED

TOTAL INSTRUMENTS: 014

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:24 A.M. ORDER NUMBER: 28872840 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE*

( CONTINUED ) 540 of 873


PAGE 4 # 022 277 573 THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

541 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON JULY

S LINC 0026 342 642

30,2002

SHORT LEGAL 4;27;52;30;SW

TITLE NUMBER 012 052 306

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 QUARTER SOUTH WEST CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS EXCEPTING THEREOUT: (A) THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS B) 2.02 HECTARES (5 ACRES) MORE OR LESS, AS SHOWN ON SUBDIVISION PLAN 7B2 1916 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 012 049 065

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

012 052 308

21/02/2001 TRANSFER OF LAND $475,000

CONSIDERATION

NOMINAL

OWNERS ASPEN ESTATES DEVELOPMENT CORPORATION. OF C/O 17 CHRISTIE ESTATE HEATH SW CALGARY ALBERTA T3H 2Z5

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER 6358SG

PARTICULARS

27/05/1971 UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST ( CONTINUED ) 542 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 2 # 012 052 308 PARTICULARS

EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025402) 6873SW

16/06/1972 UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025178)

782 069 846

06/04/1978 CAVEAT CAVEATOR - THE COUNTY OF PARKLAND NO. 31.

782 149 149

05/07/1978 CAVEAT RE : DEFERRED RESERVE CAVEATOR - EDMONTON REGIONAL PLANNING COMMISSION.

012 025 178

23/01/2001 TRANSFER OF UTILITY RIGHT OF WAY 68735W TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6

012 025 402

23/01/2001 TRANSFER OF UTILITY RIGHT OF WAY 6358SG TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6

022 244 040

08/07/2002 CAVEAT RE : OFFER TO PURCHASE CAVEATOR QUALICO DEVELOPMENTS WEST LTD. C/O ACKROYD, PIASTA, ROTH & DAY LLP 15TH FLOOR, 10665 JASPER AVE EDMONTON ALBERTA T5J3S9 AGENT - L DIANE YOUNG

022 277 573

30/07/2002 TRANSFER OF LAND OWNERS - QUALICO DEVELOPMENTS WEST LTD. 220, 9303 - 34 AVENUE EDMONTON ALBERTA T6E5W8 NEW TITLE ISSUED ( CONTINUED ) 543 of 873


PAGE 3 # 012 052 308 TOTAL INSTRUMENTS: 008

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:24 A.M. ORDER NUMBER: 28872840 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS FART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

544 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON FEBRUARY 21,2001

S LINC 0026 342 642

SHORT LEGAL 4;27;52;30;SW

TITLE NUMBER 012 049 065

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 QUARTER SOUTH WEST CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS EXCEPTING THEREOUT: (A) THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS B) 2.02 HECTARES (5 ACRES) MORE OR LESS, AS SHOWN ON SUBDIVISION PLAN 782 1916 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER:012 019 519

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

012 049 065

15/02/2001 TRANSFER OF LAND $475,000

CONSIDERATION

NIL

OWNERS DARRYL J BARBER OF 17 CHRISTIE ESTATE HEATH SW CALGARY ALBERTA T3H 255

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER 6358SG

PARTICULARS

27/05/1971 UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST ( CONTINUED ) 545 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUM:1ER

PAGE 2 # 012 049 065 PARTICULARS EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025402)

6873SW

16/06/1972 UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025178)

782 069 846

06/04/1978 CAVEAT CAVEATOR - THE COUNTY OF PARKLAND NO. 31.

782 149 149

05/07/1978 CAVEAT RE : DEFERRED RESERVE CAVEATOR - EDMONTON REGIONAL PLANNING COMMISSION.

012 025 178

23/01/2001 TRANSFER OF UTILITY RIGHT OF WAY 6873SW TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6

012 025 402 23/01/2001 TRANSFER OF UTILITY RIGHT OF WAY 6358SG TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON ALBERTA T5J2V6 012 052 308

21/02/2001 TRANSFER OF LAND OWNERS - ASPEN ESTATES DEVELOPMENT CORPORATION. C/O 17 CHRISTIE ESTATE HEATH SW CALGARY ALBERTA T3H2Z5 NEW TITLE ISSUED

TOTAL INSTRUMENTS: 007

( CONTINUED ) 546 of 873


PAGE 3 # 012 049 065

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:24 A.M. ORDER NUMBER:

28872840

CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

547 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON FEBRUARY 15,2001

S LINC 0026 342 642

SHORT LEGAL 4;27;52;30;SW

TITLE NUMBER 012 019 519

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 QUARTER SOUTH WEST CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS EXCEPTING THEREOUT: (A) THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS B) 2.02 HECTARES (5 ACRES) MORE OR LESS, AS SHOWN ON SUBDIVISION PLAN 782 1916 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER:002 013 925

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

CONSIDERATION

012 019 519

$185,000

18/01/2001 TRANSFER OF LAND $475,000

OWNERS ASPEN ESTATES DEVELOPMENT CORPORATION. OF C/O 17 CHRISTIE ESTATE HEATH SW CALGARY ALBERTA T3H 2Z5

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION NUMBER DATE (D/M/Y) 6358SG

PARTICULARS

27/05/1971 UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST ( CONTINUED ) 548 of 873


ENCUMBRANCES, LIMNS & INTERESTS PAGE 2 # 012 019 519

REGISTRATION DATE (D/M/Y) NUMBER

PARTICULARS EDMONTON ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025402)

6873SW

16/06/1972

UTILITY RIGHT OF WAY GRANTEE - ATCO GAS AND PIPELINES LTD. 10035-105 ST EDMONTON

ALBERTA T5J2V6 "AS TO PART AS DESCRIBED; MEMO 6-JAN-83" (DATA UPDATED BY: TRANSFER OF UTILITY RIGHT OF WAY 012025178) 782 069 846

06/04/1978 CAVEAT

CAVEATOR - THE COUNTY OF PARKLAND NO. 31. 782 149 149

05/07/1978 CAVEAT

RE : DEFERRED RESERVE CAVEATOR - EDMONTON REGIONAL PLANNING COMMISSION. 012 025 178

23/01/2001

TRANSFER OF UTILITY RIGHT OF WAY 6873SW TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST

EDMONTON ALBERTA T5J2V6 012 025 402

23/01/2001

TRANSFER OF UTILITY RIGHT OF WAY 6358SG TRANSFEREE - ATCO GAS AND PIPELINES LTD. 10035-105 ST

EDMONTON ALBERTA T5J2V6 012 049 065

15/02/2001

TRANSFER OF LAND OWNERS - DARRYL J BARBER 17 CHRISTIE ESTATE HEATH SW CALGARY ALBERTA T3H2Z5 NEW TITLE ISSUED

TOTAL INSTRUMENTS: 007

( CONTINUED ) 549 of 873


PAGE 3 4 012 019 519

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:24 A.M. ORDER NUMBER: 26872840 CUSTOMER FILE NUMBER:

4002906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT TS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

550 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON JANUARY 18,2001

S LINC 0026 342 642

SHORT LEGAL 4;27;52;30;SW

TITLE NUMBER 002 013 925

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 QUARTER SOUTH WEST CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS EXCEPTING THEREOUT: (A) THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS B) 2.02 HECTARES (5 ACRES) MORE OR LESS, AS SHOWN ON SUBDIVISION PLAN 782 1916 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 952 060 445

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

CONSIDERATION

002 013 925

SEE INSTRUMENT

17/01/2000 TRANSFER OF LAND $632,500

OWNERS ELLESMERE DEVELOPMENTS LTD. OF C/O ROYAL BANK TOWER SUITE 1900, 335 - 8 AVE SW CALGARY ALBERTA T2P 1C9

ENCUMBRANCES, LIENS & INTERESTS REGISTRATION NUMBER DATE (D/M/Y) 6358SG

PARTICULARS

27/05/1971 UTILITY RIGHT OF WAY GRANTEE - NORTHWESTERN UTILITIES LIMITED. ( CONTINUED ) 551 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 2 # 002 013 925 PARTICULARS "AS TO PART AS DESCRIBED; MEMO 6-JAN-83"

6873SW

16/06/1972 UTILITY RIGHT OF WAY GRANTEE - NORTHWESTERN UTILITIES LIMITED. "AS TO PART AS DESCRIBED; MEMO 6-JAN-83"

6624TL

19/04/1973 MORTGAGE OF UTILITY RIGHT OF WAY MORTGAGEE - MONTREAL TRUST COMPANY. AFFECTS INSTRUMENT: 6873SW AFFECTS INSTRUMENT: 6358SG "MEMO 6-JAN-63"

782 069 846

06/04/1978 CAVEAT CAVEATOR - THE COUNTY OF PARKLAND NO. 31.

782 149 149

05/07/1978 CAVEAT RE : DEFERRED RESERVE CAVEATOR - EDMONTON REGIONAL PLANNING COMMISSION.

602 170 613

31/07/1980 MORTGAGE MORTGAGEE - 338813 ALBERTA LTD. 1900, 10060 JASPER AVENUE EDMONTON ALBERTA T5J3V4 ORIGINAL PRINCIPAL AMOUNT: $682,800 "DATA UPDATED BY TRANSFER OF MORTGAGE 832230591; DATA UPDATED BY TRANSFER OF MORTGAGE 862266749"

892 206 364

17/08/1989 CAVEAT RE : MORTGAGE AMENDING AGREEMENT CAVEATOR - TERRAVENTURE INVESTMENTS LTD. 14 FLOOR, 630-6 AVENUE S.W. CALGARY ALBERTA T2POS8 CAVEATOR - ELLESMERE DEVELOPMENTS LTD. 14TH FLOOR, 630-6 AVENUE SW CALGARY ALBERTA T2POS8 AGENT - DONALD S MACKIMMIE

002 013 926

17/01/2000 DISCHARGE OF MORTGAGE 802170613

002 013 927

17/01/2000 DISCHARGE OF CAVEAT 892206364

002 340 658

16/11/2000 DISCHARGE OF MORTGAGE OF UTILITY RIGHT OF WAY 6624TL

012 019 519

18/01/2001 TRANSFER OF LAND OWNERS - ASPEN ESTATES DEVELOPMENT CORPORATION. C/O 17 CHRISTIE ESTATE HEATH SW CALGARY ( CONTINUED )

552 of 873


ENCUMBRANCES, LIENS & INTERESTS PAGE 3 # 002 013 925

REGISTRATION DATE (D/M/Y) NUMBER

PARTICULARS ALBERTA T3H2Z5 NEW TITLE ISSUED

TOTAL INSTRUMENTS: 011

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:24 A.M. ORDER NUMBER: 28872840 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

553 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON JANUARY 17,2000

S LINC 0026 342 642

SHORT LEGAL 4;27;52;30;SW

TITLE NUMBER 952 060 445

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 QUARTER SOUTH WEST CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS EXCEPTING THEREOUT: (A) THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS B) 2.02 HECTARES (5 ACRES) MORE OR LESS, AS SHOWN ON SUBDIVISION PLAN 782 1916 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN REFERENCE NUMBER: 802 170 612

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

952 060 445

CONSIDERATION

08/03/1995 AMENDMENT-LEGAL DESCRIPTION

OWNERS ELLESMERE DEVELOPMENTS LTD. OF 2150 SUN LIFE PLACE EDMONTON ALBERTA AS TO AN UNDIVIDED 1/2 INTEREST TERRA-VENTURE INVESTMENTS LTD. OF 2150 SUN LIFE PLACE EDMONTON ALBERTA AS TO AN UNDIVIDED 1/2 INTEREST

( CONTINUED ) 554 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 2 # 952 060 445 PARTICULARS

6358SG

27/05/1971 UTILITY RIGHT OF WAY GRANTEE - NORTHWESTERN UTILITIES LIMITED. "AS TO PART AS DESCRIBED; MEMO 6-JAN-83"

6873SW

16/06/1972 UTILITY RIGHT OF WAY GRANTEE - NORTHWESTERN UTILITIES LIMITED. "AS TO PART AS DESCRIBED; MEMO 6-JAN-83"

6624TL

19/04/1973 MORTGAGE OF UTILITY RIGHT OF WAY MORTGAGEE - MONTREAL TRUST COMPANY. 6873SW AFFECTS INSTRUMENT: AFFECTS INSTRUMENT: 6358SG "MEMO 6-JAN-83"

782 069 846

06/04/1978 CAVEAT CAVEATOR - THE COUNTY OF PARKLAND NO. 31.

782 149 149

05/07/1978 CAVEAT RE : DEFERRED RESERVE CAVEATOR - EDMONTON REGIONAL PLANNING COMMISSION.

802 170 613

31/07/1980 MORTGAGE MORTGAGEE - 338813 ALBERTA LTD. 1900, 10060 JASPER AVENUE EDMONTON ALBERTA T5J3V4 ORIGINAL PRINCIPAL AMOUNT: $682,800 "DATA UPDATED BY TRANSFER OF MORTGAGE 832230591; DATA UPDATED BY TRANSFER OF MORTGAGE 862266749"

892 206 364

17/08/1989 CAVEAT RE : MORTGAGE AMENDING AGREEMENT CAVEATOR - TERRAVENTURE INVESTMENTS LTD. 14 FLOOR, 630-6 AVENUE S.W. CALGARY ALBERTA T2POS8 CAVEATOR - ELLESMERE DEVELOPMENTS LTD. 14TH FLOOR, 630-6 AVENUE SW CALGARY ALBERTA T2POS8 AGENT - DONALD S MACKIMMIE

002 013 925

17/01/2000 TRANSFER OF LAND OWNERS - ELLESMERE DEVELOPMENTS LTD. C/O ROYAL BANE TOWER SUITE 1900, 335 - 8 AVE SW CALGARY ALBERTA T2P1C9 NEW TITLE ISSUED

( CONTINUED )

555 of 873


PAGE 3 # 952 060 445 TOTAL INSTRUMENTS: 008

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:24 A.M. ORDER NUMBER: 28872840 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

556 of 873


HISTORICAL LAND TITLE CERTIFICATE TITLE CANCELLED ON MARCH

S LINC 0022 095 229

08,1995

SHORT LEGAL 4;27;52;30:SW

TITLE NUMBER 802 170 612

LEGAL DESCRIPTION MERIDIAN 4 RANGE 27 TOWNSHIP 52 SECTION 30 QUARTER SOUTH WEST CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS EXCEPTING THEREOUT: (A) THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS (B) 2.02 HECTARES (5 ACRES) MORE OR LESS, AS SHOWN ON ROAD PLAN 782 1916 EXCEPTING THEREOUT ALL MINES AND MINERALS ESTATE: FEE SIMPLE MUNICIPALITY: TOWN OF STONY PLAIN

REGISTERED OWNER(S) REGISTRATION DATE(DMY) DOCUMENT TYPE VALUE

802 170 612

31/07/1960

CONSIDERATION

$1,750,000

OWNERS ELLESMERE DEVELOPMENTS LTD. OF 2150 SUN LIFE PLACE EDMONTON ALBERTA AS TO AN UNDIVIDED 1/2 INTEREST TERRAVENTURE INVESTMENTS LTD. OF 2150 SUN LIFE PLACE EDMONTON ALBERTA AS TO AN UNDIVIDED 1/2 INTEREST

( CONTINUED )

557 of 873


ENCUMBRANCES, LIENS & INTERESTS REGISTRATION DATE (D/M/Y) NUMBER

PAGE 2 # 802 170 612 PARTICULARS

782 069 846

06/04/1978 CAVEAT CAVEATOR - THE COUNTY OF PARKLAND NO. 31.

782 149 149

05/07/1978 CAVEAT RE : DEFERRED RESERVE CAVEATOR - EDMONTON REGIONAL PLANNING COMMISSION.

802 170 613

31/07/1980 MORTGAGE MORTGAGEE - 338813 ALBERTA LTD. 1900, 10060 JASPER AVENUE EDMONTON ALBERTA T5J3V4 ORIGINAL PRINCIPAL AMOUNT: $682,800 "DATA UPDATED BY TRANSFER OF MORTGAGE 832230591; DATA UPDATED BY TRANSFER OF MORTGAGE 862266749"

6358SG

27/05/1971 UTILITY RIGHT OF WAY GRANTEE - NORTHWESTERN UTILITIES LIMITED. "AS TO PART AS DESCRIBED; MEMO 6-JAN-83"

6873SW

16/06/1972 UTILITY RIGHT OF WAY GRANTEE - NORTHWESTERN UTILITIES LIMITED. "AS TO PART AS DESCRIBED; MEMO 6-JAN-83"

6624TL

19/04/1973 MORTGAGE OF UTILITY RIGHT OF WAY MORTGAGEE - MONTREAL TRUST COMPANY. AFFECTS INSTRUMENT: 6873SW AFFECTS INSTRUMENT: 6358SG "MEMO 6-JAN-83"

892 206 364

17/08/1989 CAVEAT RE : MORTGAGE AMENDING AGREEMENT CAVEATOR - TERRAVENTURE INVESTMENTS LTD. 14 FLOOR, 630-6 AVENUE S.W. CALGARY ALBERTA T2P058 CAVEATOR - ELLESMERE DEVELOPMENTS LTD. 14TH FLOOR, 630-6 AVENUE SW CALGARY ALBERTA T2POS8 AGENT - DONALD S MACKfl4MIE

952 060 445

08/03/1995 AMENDMENT-LEGAL DESCRIPTION NEW TITLE ISSUED

TOTAL INSTRUMENTS: 008

( CONTINUED ) 558 of 873


PAGE 3 # 802 170 612

THE REGISTRAR OF TITLES CERTIFIES THIS TO BE AN ACCURATE REPRODUCTION OF THE CERTIFICATE OF TITLE REPRESENTED HEREIN THIS 16 DAY OF JULY, 2015 AT 09:24 A.M. ORDER NUMBER: 28872840 CUSTOMER FILE NUMBER:

4082906

*END OF CERTIFICATE* THIS ELECTRONICALLY TRANSMITTED LAND TITLES PRODUCT IS INTENDED FOR THE SOLE USE OF THE ORIGINAL PURCHASER, AND NONE OTHER, SUBJECT TO WHAT IS SET OUT IN THE PARAGRAPH BELOW. THE ABOVE PROVISIONS DO NOT PROHIBIT THE ORIGINAL PURCHASER FROM INCLUDING THIS UNMODIFIED PRODUCT IN ANY REPORT, OPINION, APPRAISAL OR OTHER ADVICE PREPARED BY THE ORIGINAL PURCHASER AS PART OF THE ORIGINAL PURCHASER APPLYING PROFESSIONAL, CONSULTING OR TECHNICAL EXPERTISE FOR THE BENEFIT OF CLIENT(S).

559 of 873


•e

NO

Certificate of title

8

a

2 1 7 016 1 2

stEF. 7 9 2 2 1 6 8 415 0 10 0 0

vost.uE $ I 7 5 0

Canada

M NG. TINP SEC. Cs PT.

r

141 2 LLI. 5-2110_15 _V1 PLAN

PT.

LOT

BUR.

La

I

!Girth Alberta 'Fiand !tesistration Pietritt THIS IS TO CERTIFY that ELLESMERE DEVELOPMENTS LTD. AND TERRAVENTURE INVESTMENTS LTD.

ARE

now the owner S of an estate In No simple AS TO EACH AN UNDIVIDED ONE HALF (1/2) INTEREST

olwidin

THE SOUTH WEST TOWNSHIP

QUARTER OF SECTION THIRTY. (30)

FIFTY TWO (52)

RANGE TWENTY SEVENC27) WEST OF THE FOURTH MERIDIAN

CONTAINING 64.7 HECTARES (160 ACRES) MORE OR LESS EXCEPTING THEREDUT: THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN (A) PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER CONTAINING 16.2 HECTARES (40 ACRES) MORE OR LESS. 2.02 HECTARES (5 ACRES) MORE OR LESS, AS SHOWN ON PLAN 782 1916. (B)

EXCEPTING THEREOUT ALL MINES AND MINERALS.

SUBJECT TO

THE ENCUMBRANCES, LIENS, ESTATES OR

INTERESTS NOTIFIED BY MEMORAN

ENDORSED HEREON, OR WHICH MAY HEREAFTER BE MADE IN THE REGISTER, IN WITNESS WHEREOF I have hereunto subscribed my name and affixed my official seal th6

31

Post Office Address

day of

JULY

2150 SUN LIFE PLACE, EDMONTON ALTA. AD

• •

A.G. Off 14rE. 7/77

Registrar

Nnrth Alberta Land Registration District

560 of 873


Enement C Craft Tr - Trat1111114004 Tfr - Transfer Mtge - 04rftale

TITLE NO.

40

MU 14 9t. - Builders Lren

eutificatt of title

of VW

NAm...41EvIPIE_DEy4oPmoTsLTP:ET AL

TN - tax Notification WE - Writ of Execution C.C. - Confronts end Conditions ENCUM - Encumbrance

Low

MTGE

RIOMMOkm Numbs,

4_2/ j2 30 S.W.

CHARGES, LIENS AND INTERESTS.

8 _01.2[1 7 0 6 11 2

!tauten! OWWW,M11

*ow Oiltv Allwavinitteml4ste

Dego ROAM AA , DV 1 Mai YR

Amount 5

Rtointurtiun Number

Rigioyas

I

76 200,000.00

762098397 8 1 6

son41,..4, 04

PARTICULARS

TO RAYMOND WILLIAM SOMERVILLE

MAOMOMOMA04040,0004 Diktat Raosustion DV i MO 1 TR

&fruit/we Ragistro 4

t

6 DOROTHY JEAN SCMERVI-LEI.

902159825

6

1

1

,..,_,,,

90

./ -" , "`t

f

782069846 6

C

4

I

4 I

4 DEFERRED

*SERVE CAVEAT MTGE

782149149 5

BY THE COUNTY OF PARKLAND NO. 31

78

1 1

BYEDMONTON REGIONAL PLANNING COMMISSION

78

7

( 792216844 7

79

9

557,200.57

TO 88475

ESTATES

-;

9 184

842208963 21

LTD.

I A: 1

MTGE

792216846

7

a"44TGE 7 r 802170613 31

9

79

7

50,600.00

BO 682,800.00

TO LILLIAN KARPOFF & GEORGFTIF. ABBOUD TO DARENE INVESTMENTS

802177830

/

8 t

LTD.

8 180 1t 1 i

/

... E.

6358 S.G.

E.

6873

27 05 71

To Northwestern Utilities Ltd. (Memo 83-01-06)

1 -.7 s-.: 1Li.. .. iN;., , ,-*..,4-,-. i ED

NI 12

'

(Pt.) S.W.

16 06

72 4

)

) T FR OP iITGE.

19 04 73

832230591 22

9

83

862266749 4 12

86

TFR OF

MTGE

t4A11,1/1,

i

i

-

i

/

MTGE:ON 6624 T.L.

To Northwestern Utilities Ltd. (Memo 83-01-06)

E. 6873 S.W. and 635B S.G. I*. AN,e/-1/ To Montreal trust Company (Memo 83-01-06) ., 1--MTGE. 802170613 (10089 JASPER.AVE., EDMONTON, ALT ) TO BANK OF MONTREAL 5- A.......&â&#x20AC;¢.----" MTGE. *802170613 TER. TO 338813 ALBERTA LTD *1900-10060 'AS PER AVE. EDMONTON, TSJ 3V4. fiat

i 1

1l e i t i

. 1 i I

r

..'

561 of 873


r

• ,, "4 #44 • O,

NO.

lentificate of Ili&

REF

Groh

NO

2 1S t

MI

VALUES

AG.

EA. REF. NO.

T.

413

79/21160144

S

PT

2 Is olis RIK. LOT PT.

PLAN

ISROOSSOS

SEC.

sfratiost Pishirf

litor01 Mob liand 1i"4111"""1" .**1 OA 1E tmwesvmemvs LTD. is fimmemestimm ofira gams In Wit Om* bird ER

VNE SOUMNIOEST QUARTER or SECTION THIRTY (SO) TOWNSHIP FIFTY IWO (S2) DAM TWENTY sevem (sr) MOST OF TOE POURTI4 MERIDIAN, CONTAININS

.4

0111E-1111111111110-01111-311IIR

04.7 HECTARES ACMES/ MORE OR LESS.

garatUISASIIMal A) VNE SOYMNERLY THIRTEEN HUNDRED AND TWENTY (1725) FEET IN FERPOMOUVLAR WIDTH

TIIROUGNIOUT

OF THE EASTERLY THIRTEEN HUNDRED

AWS MATT (1$210) FEET IN PERPENDICULAR WIDTH IHROUGNOUT OF THE SOUTH WEST

RMARTIM.

CONTAINING 15.2 HECTARES

ACRES) MORE OR LESS.

5) Or HECTARES, MORE OR LESS AS SHOWN ON PLAN 7$2 1,14.

emmomms vmemeour ALL NINES AND

MINERALS.

UMW TO 11111 empcuiramsces, UM, EST SIROIRms IdESSON, OR 0000.1.1 WAY

my nom sod Wised my official bed Se7100011 A.D. lb 79

MN 1111103S SINIENOF I ken Asseuerta subscribed deb

7

"woos, Adam,

11101RS

shy ed

.I/ASPEIt AVENUE ...... .............

AILS* Ikep.7.07,

562 of 873 North Attprea Lend Rolistrirtion Oisuict


563 of 873


NO

7 6 210 9 8 3 9 6

eeEF VALLI*• 10

RENEWAL 782149148

ING. 2 7 I

2 6- U: 2 S 0

i

3 7 4 7 0 016 0 TOW

M.

S 21

ft.

O. IS hi 1 LOT

Pt.

L 1 r"

*mit Astral Ikasul Pesistratiou !hiked THIS IS TO CERTIFY Wet

IS

88475 ESTATES LTD.

new the mew of an *Harm in tee simple

of — in

THE SOUTH WEST QUARTER OF SECTION THIRTY (30) TOWNSHIP FIFTY TWO (52) RANGE TWENTY SEVEN (27) WEST OF THE FOURTH MERIDIAN, CONTAINING ONE HUNDRED AND SIXTY (160) ACRES, MORE OR LESS. EXCEPTING THEREOUT: A) THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER, CONTAINING FORTY (40) ACRES, MORE OR LESS. B)FIVE (5.00) ACRES, MORE OR LESS AS SHOWN ON PLAN 782 1916.

EXCEPTING THEREDUT ALL MINES AND MINERALS.

n4 aglitAt--4

WWI

01i1,10,V gLaia4air g8/0" 44W4-

A, D. MON,

SUBJECT TO THE ENCUMBRANCES, LIENS, ESTATES OR tt?TERESTS NOTIFIED BY NEMOR ENDORSED HEREON, OR WHICH MAY HEREAFTER BE MADE IN THE REGISTER. IN WITNESS WHEREOF I hove hereunto subscribed rn,, name and affixed my official seal a..

this

JUN

day of

roet oti,ot Ackitess ,.3.05,s4NADA

PERMANENT BUIL3ING

XDPIONTON:. ALURTA

SAE AG MO Am. 7/77

564 of 873


CANCELLED (11 atificait of CM,

AssitEviATI NIF E — Easement C — Caveat Tr — Transmission Tfr — Transfer Mtge — Mortgage TITLE NO.

URW — Utility Right of Way BL. Builders Lien TN — Tax Notification WE — Writ of Execution C.C. - Cuienants ano Conditions ENCUM — Encumbrance

7 6 2 0111

NAME

LAND.

Show 01010 Alogreimeions fbn

88475 ESTATES LTD. 27-527M_StW.

.....

DRC — DEFERRED RESERVE CAVEAT

...... _

CHARGES, LIENS AND INTERESTS.

3 9 6

Didamir• awl Voishisimsk Mecum of Instrument DY

I

MTGE762098397

YR

MD I

PARTICUL•P Ssvar

04.0Itt ret ion Number

I

200,000.00

DOROTHY JEAN SOMERVILLE

1

TO KENO HOLDING*S LTD. AND SERPENT HOLDINGS 792216842

MTGE

792216841 782056619 20~ 3 1 78 i I I I 1 I 6I 14 1 78

BY THE TOWN OE STONY PLAIN

.

} 4 1

BY THE COUNTY OF PARKLAND NQ.

31

1 1

1

. i

(

I I I

I I I

1 I

l 1

I I

I I

r.

DR C

i

C.

C.

Si{ot9tto. of Rc;r5 tr as

I

MTGE

C

Rfwrt iow la Yi AINa 'YR

I I I

81 6 176 '

Amount $

f 792213725 5 (9 X79 I

I

1 I

I

8Y DARENE INVESTMENTS LTD.

i

1 I. 1

I I

l

I I 1 l' 1 I 1 1 i I I

,Inemm•

I

I 4 i

I 1 1 +

565 of 873


NO.

813 9 6

7

2 5 0

REF,t

VALUE S

3

0

DA RIO

G TINP SEC 0 PT

1 4 21 A75{ PLAN

•••

•••-

514-thitill

SLX. LOT PT.

•=.111•4116

Pali! Alberta Pa glesistration pistrid 88475 ESTATES LTD.

TIMS IS TO CEPITIFY *NI

•--

I

S

now

THE

0 end In

tee Simple

of 47A

W tieVrIo0f

SOUYN WEST. ..QUARTER OF SECTION THIRTY (30)

TOWNSHIP FR FTY Two (521— --RANGE TWENTY SEVEN (27) WEST OF THE FOURTH MERI DI AN CONTAINING ONE HUNDRED AND SI KIT (160) ACRES, MORE OR LESS. EXCEPTING THEREOUT: THE SOUTHERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN 75ERPENDICULAR WIDTH THROUGHOUT OF THE EASTERLY THIRTEEN HUNDRED AND TWENTY (1320) FEET IN PERPENDICULAR WIDTH THROUGHOUT OF THE SOUTH WEST QUARTER, CONTAINING. FORTY ( 440) ACRES, MORE OR LESS

RESERVING UNTO

HER IAJESTY ALL

NINES AND MINERALS.

.1g

MUMMA

.

••=•••••••••••••••=••••.,...•

TITI1 CAiNCILLeD MsUNDER RENEWAL

0140 782149148

5.00 ACS. UNDER PLAN 782 1916 tWis

5 ay 4 J

Y

lam

1,78 •

dit_i_eer al

SAE

SUBJECT TO THE ENCUMBRANCES. OEMS, ESTATES OR INTERESTS NOTIFIED BY WI ENDORSED HEREON, OR WHICH MAY HEREAFTER BE MADE IN THE REGISTER.

NOR

I N WITNESS WHEREOF I have hereunto inscribed my name and oilseed my official se this

8

day of

JUNE

, A.D. 19 7

postothc,Add,,, 305 CANADA PERMANENT BUILDING, EDMONTON, ALTA.

GEL ....... ......... .. . O.

A.G. 009 V. 123^ 91.1(V. 7/70

North Alberta Land Reisistration District 566 of 873


E - Easement C - Caveat Tr - Transmission Tfr - Transfer Mtge - Mortgage

ENCUM - Emu mi:a once

TITLE ----' NO.

r.....•

i

7 6 2 0 9_ 813 5 ..‘ 1

Natutt of Instrument

Raw trotion ht WRNS!

6358

E

tertifitatt i ritig,

AftfliVIATtOMS URW- Utility Right of Way - Builders Lien TN - Tarr Notification WE - Writ of Execution C.C. - CovenarlIS and C:nnd itions

S.G.

I 6

88475 ESTATES LTD.

LAND

4 27 2

j.. fD

00.....0. 1 I

/ 0 S.W. (PT./

CHARGES, LIENS AND INTERESTS.

Nip of Rollin* a tion DV i MO $ YR

Amount 5

.............nm...........r.n....

, (PT...) TO NORTHWESTERN UTILITIES

1 27'05171

6873 S.W. 16 06

Onc-Rar

Svtatune of Rapnrar

PARTICULARS

I

.E

NAME

N

44.501.44ban Niunlbir

4

n "/

i1i I

( 1 r' II I

1....0.

CPT.) TO NORTHWESTERN UTILITIES LIMITED

V2

and lei 44ranasa Oat• IOW',lion too i YR

i

S ignatura oq R avow

I

1 1 r

i

1 1

J

i

1 M MTGE ON 1 6624 TA . 19 04 /3 E 1

E 6873 S.W. AND 6358 S.G. TO MONTREAL TRUST COMPANY

76-7 r

1

C RE LIEN MTGE

2410 U.O.

51.02 74

,,-

BY NoRTHWE.STERN UTILITIES LIMITER

a U.N. 23 11,173 1 i 1 1 1 1433 U.Z. 11 1 01 i14 1

• 10#000.00

75.215135, 5 1

1 i 176 r LTD--„, PRUCE GRouf _RuRAL ELEr___Acsn_c_ TO o . 1 1 762105662 17 '' 6 I 76 TO STONY PLAIN DISTRICT SAVINGS S CREDIT UhIONYtD. . it' al si, r-

762105663 17t

--7

II

I

MTGE

MTGE MTGE

C.

762098397 762145431

I

8106 76 000400.00 1 1 17; 8 76 75,000.00 1

762145432 171 8 76 70,,505.60 i 1 f I 782056619 201 3 78 I

C

782069846

6 14 I I I I

TO

: C--''''-

"iirya-4.4

UFO HOLDINGS .0a44-6 4-aat-

RAYMOND WILLIAM SOMEAVIIIF $ DOROTHY

To KENO HOLDINGS LTD. AND SERPENT LTD. AND PERROTTA GENERAL STORES LTD.

SOMIIIALF

+ LS

TO KENO HOLDINGS LTD. " I' t7 a414,4 4. , BY THE TOWN OF STONY PLAIN

,

I

F

.

W ,

78

I

BY THE COUNTY OF PARKLAND NO. 31

e' CANC :

i

:

I I it 1 , 1 I k I . 4. , r t, t1 11 1 1 I II

1

I 1 II

1 I, f

1 I

1

I

1 1 I 1

I $ 1

t i 1 I 1 567 of 873


REPORT

Appendix C - Photos

C-1 568 of 873


Qualico Communities

SE-30-52-27-W4M

Photo 1 Looking south along Boundary Road, at the northeast corner of SE-30-52-27-W4M.

Photo 2 The property north of the Subject Site (SE-30-52-27-W4M) with the soil stockpiles.

C-2 569 of 873


Appendix C - Photos

Photo 3 The north portion of SE-30-52-27-W4M. Atim Creek is marked by the bushes protruding from the wheat field.

Photo 4 The central part of SE-30-52-27-W4M as seen from the western edge.-

C-3 570 of 873


Qualico Communities

Photo 5 The south area of SE-30-52-27-W4M and the adjacent Bounday RV & Auto Storage lot.

Photo 6 The south side of SE-30-52-27-W4M, looking west along Secondary Highway 628.

C-4 571 of 873


Appendix C - Photos

SW-30-52-27-W4M

Photo 7 The marshy plain and part of the forest in the northeast part of SW-30-27-52-W4M, as seen from the eastern boundary of the quarter section.

Photo 8 The old VW bug in the field northeast of the old farmstead.

C-5 572 of 873


Qualico Communities

Photo 9 The southeast area of SW-30-52-27-W4M. The field is planted in faba beans.

Photo 10 The southwest part of SW-30-52-27-W4M. The apartments built on the neighbouring subdivision are visible in the distance.

C-6 573 of 873


Appendix C - Photos

Photo 11 The old farmstead area of SW-30-52-27-W4M.

Photo 12 The demolished farmhouse and associated foundations.

C-7 574 of 873


Qualico Communities

Photo 13 The garbage and some of the remains of the demolished house in the basement at the time of the inspection.

Photo 14 The foundation remaining from the burned outbuilding that is located east of the farm house.

C-8 575 of 873


Appendix C - Photos

Photo 15 The old grain bin located west of the old farmstead.

Photo 16 Garbage that was inside of the old grain bin at the time of the inspection.

C-9 576 of 873


Qualico Communities

Photo 17 The northwest corner of SW-30-52027-W4M.

Photo 18 The farm yard of the NW-30-52-27-W4M, located north of SW-30-52-27-W4M.

C-10 577 of 873


Appendix C - Photos

Photo 11 The old farmstead area of SW-30-52-27-W4M.

Photo 12 The demolished farmhouse and associated foundations.

C-7 578 of 873


Qualico Communities

Photo 13 The garbage and some of the remains of the demolished house in the basement at the time of the inspection.

Photo 14 The foundation remaining from the burned outbuilding that is located east of the farm house.

C-8 579 of 873


Appendix C - Photos

Photo 15 The old grain bin located west of the old farmstead.

Photo 16 Garbage that was inside of the old grain bin at the time of the inspection.

C-9 580 of 873


Qualico Communities

Photo 17 The northwest corner of SW-30-52027-W4M.

Photo 18 The farm yard of the NW-30-52-27-W4M, located north of SW-30-52-27-W4M.

C-10 581 of 873


Appendix C - Photos

Photo 19 The paved multi-use path and detached homes west of the Subject Site.

Photo 20 The detached bungalow located on the adjacent property in the southwest of the quarter section.

C-11 582 of 873


Qualico Communities

Photo 21 The pile of garbage on the grounds of the neighbouring bungalow.

Photo 22 The water wells located at the neighbouring detached bungalow.

C-12 583 of 873


584 of 873


-a

+.5

585 of 873


586 of 873


587 of 873


V

, c- .

'...-• _' : i

ft

r—

4t

3

588 of 873


REPORT

Appendix D - Database Search Reports

D-1 589 of 873


Alberta Environment - Environmental Site Assessment Repository

1 of 1

http://www.esar.alberta.ca/ESARmain.aspx

Skip To Navigation Skip To Content

Alberta.ca > Environment and Sustainable Resource Development > Land > Programs / Services > Environmental Site Assessment Repository (ESAR) Focus Air Land Waste Water Newsroom About Us

Environmental Site Assessment Repository (ESAR) Search Form Map Search Download Complete ESA list (2014/04/01)

Home Search Accessibility Note: An ESA document does not necessarily mean the site is, or ever was, contaminated. Please refer to the studies and reports to determine the condition of the site. Place Name, Street Address, and Coordinate Searches are avaliable on the map page

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Site Map Privacy International Travel Expenses Š 1995 - 2014 Government of Alberta Copyright and Disclaimer

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Plan:

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-A marker identified as REC is the location of a site where Alberta Environment has received an application for a reclamation certificate.

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1.1.5.0

590 of 873

7/14/2015 2:56 PM


AER Spills & Complaints

N 47th 50th Avenue acn Road

Nabb

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‹)

.. IMF:ER

UNI0 W2/04

0/13-729

Pa invM •

Ave,

PENN

55Th Av Av nue

57t

25 052 2 8,W4 M CANAD 05:29

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052 011

29 052727,0/4M

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Author: AbaData Team Date: 7/14/2015

A

AbaData

591 of 873


Petroleum Tank Management Association of Alberta Suite 980, 10303 Jasper Avenue Edmonton, Alberta T5J 3N6 PH: (780)425-8265 or 1-866-222-8265 FAX: (780)425-4722

August 4, 2015 Nathan Polturak Summit Environmental Consultants 4129 â&#x20AC;&#x201C; 134A Avenue Edmonton, AB T5J 5B9 Dear Nathan Polturak: As per your request, the PTMAA has checked the registration of active tank sites and inventory of abandoned tank sites and there are no records for the property with the legal land description: S1/2 30-52-27-W4 Please note that both databases are not complete. The main limitation of these databases is that they only include information reported through registration or a survey of abandoned sites completed in 1992 and should not be considered as a comprehensive inventory of all past or present storage tank sites. The PTMAA cannot guarantee that tanks do not or have not existed at this location. Information in the databases is based on information supplied by the owner and the PTMAA cannot guarantee its accuracy. Information on storage tanks or on past or present contaminant investigations may be filed with the local Fire Department or Alberta Environment.

Yours truly,

Connie Jacobsen PTMAA

592 of 873


593 of 873


REPORT

Appendix E â&#x20AC;&#x201C; Alberta Environment Water Well Information Database

E-1 594 of 873


Water Well Drilling Report

View in Metric

The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Owner Name UNTERSCHULTZ, RICHARD Location

1/4 or LSD SE

81020

1980/06/19

Measurement in Imperial Address STONY PLAIN

SEC 30

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Measured from Boundary of ft from ft from

Town

RGE 27

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515757 Longitude -113.965404 Elevation

2340.00 ft

How Location Obtained

How Elevation Obtained

Map

Estimated

Drilling Information Drilled

Chemistry

Domestic

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

Static Water Level (ft)

Well Completion

Measurement in Imperial

Total Depth Drilled Finished Well Depth 211.00 ft Diameter (in) 0.00

Start Date

End Date

From (ft) 0.00

To (ft) 211.00

Size OD :

0.00 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

0.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

Size OD : From (ft)

At (ft)

0.00 in To (ft)

Slot Size (in)

Attachment Top Fittings

Type

Bottom Fittings

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:23 PM

Page: 1 / 2

595 of 873


Water Well Drilling Report The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

View in Metric

Well Identification and Location Owner Name UNTERSCHULTZ, RICHARD Location

1/4 or LSD SE

81020

1980/06/19

Measurement in Imperial Address STONY PLAIN

SEC 30

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Town

RGE 27

Measured from Boundary of ft from ft from

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515757 Longitude -113.965404 Elevation

2340.00 ft

How Location Obtained

How Elevation Obtained

Map

Estimated

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

igpm

Recommended Pump Intake Depth (From TOC)

ft

Pump Installed Type

Depth Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD Yes

Additional Comments on Well

Yield Test

Taken From Ground Level

Test Date

Start Time

Measurement in Imperial

Static Water Level ft

Type Removal Rate Depth Withdrawn From

igpm ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:23 PM

Page: 2 / 2

596 of 873


Water Well Drilling Report The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

View in Metric

Well Identification and Location Owner Name UNTERSCHULTZ, RICHARD Location

1/4 or LSD SE

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

81019

1974/09/05

Measurement in Imperial Address P.O. BOX 511 STONY PLAIN

SEC 30

TWP 052

Measured from Boundary of ft from ft from

RGE 27

Town

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515757 Longitude -113.965404 Elevation

2325.00 ft

How Location Obtained

How Elevation Obtained

Not Verified

Estimated

Drilling Information Rotary

New Well

Domestic

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

35.00

Yellow Clay

60.00

Blue Clay

85.00

Sand & Coal

90.00

Blue Clay & Gravel

105.00

Gray Sandy Shale

110.00

Green Shale

117.00

Gray Shale

120.00

Blue Clay

142.00

Gravel

147.00

Gray Sandy Shale

158.00

Gray Shale

163.00

Green Shale

181.00

Gray Sandy Shale

185.00

Dark Gray Shale

187.00

Brown Shale & Coal

198.00

Gray Shale

222.00

Gray Sandy Shale

229.00

Dark Gray Shale

237.00

Gray Sandy Shale

252.00

Dark Gray Shale

257.00

Brown Shale

259.00

Gray Shale

Yield Test Summary

Measurement in Imperial

0.00 igpm Recommended Pump Rate Test Date Water Removal Rate (igpm) 1974/08/15

Static Water Level (ft)

5.00

0.00

Well Completion

Measurement in Imperial

Total Depth Drilled Finished Well Depth 259.00 ft Diameter (in) 0.00

Start Date 1974/08/12

End Date 1974/08/15

From (ft) 0.00

To (ft) 259.00

Galvanized Steel Size OD :

4.50 in

Size OD :

3.56 in

Wall Thickness :

0.156 in

Wall Thickness :

0.000 in

Bottom at :

165.00 ft

From (ft) 165.00

To (ft) 256.00

Perforated by

Placed from

Steel

Diameter or Slot Width(in) 0.000

Top at :

0.00 ft

Bottom at :

256.00 ft

Slot Length(in)

Hole or Slot Interval(in) 0.00

Torch Formation Seal 0.00 ft to

165.00 ft

Amount Other Seals Type

Size OD : From (ft)

At (ft)

0.00 in To (ft)

Slot Size (in)

Attachment Top Fittings

Type

Bottom Fittings

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name GERALD MCGINN DRILLING LTD.

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:20 PM

Page: 1 / 2

597 of 873


Water Well Drilling Report

View in Metric

The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location

1/4 or LSD SE

81019

1974/09/05

Measurement in Imperial

Owner Name UNTERSCHULTZ, RICHARD Location

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

Address P.O. BOX 511 STONY PLAIN SEC 30

TWP 052

RGE 27

Measured from Boundary of ft from ft from

Town

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515757 Longitude -113.965404 Elevation

2325.00 ft

How Location Obtained

How Elevation Obtained

Not Verified

Estimated

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

0.00 igpm

Recommended Pump Intake Depth (From TOC)

0.00 ft

Pump Installed

Depth

Type

Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD Yes

Additional Comments on Well DRILLER REPORTS WATER IS SOFT

Yield Test

Taken From Ground Level

Test Date 1974/08/15

Start Time 12:00 AM

Measurement in Imperial

Depth to water level

Static Water Level 0.00 ft

Drawdown (ft)

Elapsed Time Minutes:Sec

Recovery (ft)

Type Bailer Removal Rate Depth Withdrawn From

5.00 igpm 100.00 ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name GERALD MCGINN DRILLING LTD.

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:20 PM

Page: 2 / 2

598 of 873


Water Well Drilling Report

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The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Owner Name KENNEDY, S. Location

1/4 or LSD SW

101195

1978/09/21

Measurement in Imperial Address 175 BROOKWOOD DR, SPRUCE GROVE

SEC 30

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Measured from Boundary of ft from ft from

RGE 27

Province

Town

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) 53.515757 Longitude -113.977539 Elevation Latitude

Postal Code

2348.00 ft

How Location Obtained

How Elevation Obtained

Not Verified

Estimated

Drilling Information Unknown

Chemistry

Domestic

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

0.00 igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

Static Water Level (ft)

1978/09/20

24.00

Well Completion

Measurement in Imperial

Total Depth Drilled Finished Well Depth 420.00 ft Diameter (in) 0.00

Start Date

End Date

From (ft) 0.00

To (ft) 420.00

Size OD :

0.00 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

0.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

Size OD : From (ft)

At (ft)

0.00 in To (ft)

Slot Size (in)

Attachment Top Fittings

Type

Bottom Fittings

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:15 PM

Page: 1 / 2

599 of 873


Water Well Drilling Report

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The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Address 175 BROOKWOOD DR, SPRUCE GROVE

1/4 or LSD SW

101195

1978/09/21

Measurement in Imperial

Owner Name KENNEDY, S. Location

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

SEC 30

TWP 052

RGE 27

Measured from Boundary of ft from ft from

Province

Town

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) 53.515757 Longitude -113.977539 Elevation Latitude

Postal Code

2348.00 ft

How Location Obtained

How Elevation Obtained

Not Verified

Estimated

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

0.00 igpm

Recommended Pump Intake Depth (From TOC)

0.00 ft

Pump Installed

Depth

Type

Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD Yes

Additional Comments on Well

Yield Test

Taken From Ground Level

Test Date 1978/09/20

Start Time 12:00 AM

Measurement in Imperial

Depth to water level

Static Water Level 24.00 ft

Drawdown (ft)

Elapsed Time Minutes:Sec

Recovery (ft)

Type Removal Rate Depth Withdrawn From

igpm 0.00 ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:15 PM

Page: 2 / 2

600 of 873


Water Well Drilling Report

View in Metric

The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Owner Name KENNEDY, STAN Location

1/4 or LSD SW

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

81022

1988/06/09

Measurement in Imperial Address P.O. BOX 1646 STONY PLAIN

SEC 30

TWP 052

Measured from Boundary of ft from ft from

RGE 27

Town

Province

Postal Code T0E 2G0

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515757 Longitude -113.977539 Elevation

ft

How Location Obtained

How Elevation Obtained

Not Verified

Not Obtained

Drilling Information Rotary

New Well

Domestic

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

0.00 igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

1.00

Black Topsoil

23.00

Brown Sandy Clay

Well Completion

57.00

Gray Clay

Total Depth Drilled Finished Well Depth 88.00 ft

61.00

Sandy Clay

65.00

Coal

73.00

Sand & Coal

82.00 88.00

Coal Sandy Clay

1988/05/26

Static Water Level (ft)

3.00

25.00

Measurement in Imperial

Diameter (in) 0.00

Start Date 1988/05/25

End Date 1988/05/26

From (ft) 0.00

To (ft) 88.00

Plastic Size OD :

5.50 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

80.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

At (ft)

Stainless Steel Size OD :

3.00 in

From (ft) 80.00

To (ft) 84.00

Slot Size (in) 0.012

Attachment Top Fittings Coupler

Type Sand Amount

Bottom Fittings Plug

Grain Size 1500.00 Pounds

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name GERALD MCGINN DRILLING LTD.

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:08 PM

Page: 1 / 2

601 of 873


Water Well Drilling Report

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The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Address P.O. BOX 1646 STONY PLAIN

1/4 or LSD SW

81022

1988/06/09

Measurement in Imperial

Owner Name KENNEDY, STAN Location

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

SEC 30

TWP 052

RGE 27

Measured from Boundary of ft from ft from

Town

Province

Postal Code T0E 2G0

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515757 Longitude -113.977539 Elevation

ft

How Location Obtained

How Elevation Obtained

Not Verified

Not Obtained

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

0.00 igpm

Recommended Pump Intake Depth (From TOC)

0.00 ft

Pump Installed

Depth

Type

Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD

Additional Comments on Well

Yield Test

Taken From Ground Level

Test Date 1988/05/26

Start Time 12:00 AM

Measurement in Imperial

Depth to water level

Static Water Level 25.00 ft

Drawdown (ft)

Elapsed Time Minutes:Sec

Recovery (ft)

Type Bailer & Air Removal Rate Depth Withdrawn From

3.00 igpm 55.00 ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name GERALD MCGINN DRILLING LTD.

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:08 PM

Page: 2 / 2

602 of 873


Water Well Drilling Report

View in Metric

The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Owner Name KENNEDY, STAN Location

1/4 or LSD SW

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

81022

1988/06/09

Measurement in Imperial Address P.O. BOX 1646 STONY PLAIN

SEC 30

TWP 052

Measured from Boundary of ft from ft from

RGE 27

Town

Province

Postal Code T0E 2G0

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515757 Longitude -113.977539 Elevation

ft

How Location Obtained

How Elevation Obtained

Not Verified

Not Obtained

Drilling Information Rotary

New Well

Domestic

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

0.00 igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

1.00

Black Topsoil

23.00

Brown Sandy Clay

Well Completion

57.00

Gray Clay

Total Depth Drilled Finished Well Depth 88.00 ft

61.00

Sandy Clay

65.00

Coal

73.00

Sand & Coal

82.00 88.00

Coal Sandy Clay

1988/05/26

Static Water Level (ft)

3.00

25.00

Measurement in Imperial

Diameter (in) 0.00

Start Date 1988/05/25

End Date 1988/05/26

From (ft) 0.00

To (ft) 88.00

Plastic Size OD :

5.50 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

80.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

At (ft)

Stainless Steel Size OD :

3.00 in

From (ft) 80.00

To (ft) 84.00

Slot Size (in) 0.012

Attachment Top Fittings Coupler

Type Sand Amount

Bottom Fittings Plug

Grain Size 1500.00 Pounds

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name GERALD MCGINN DRILLING LTD.

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:08 PM

Page: 1 / 2

603 of 873


Water Well Drilling Report

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The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Address P.O. BOX 1646 STONY PLAIN

1/4 or LSD SW

81022

1988/06/09

Measurement in Imperial

Owner Name KENNEDY, STAN Location

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

SEC 30

TWP 052

RGE 27

Measured from Boundary of ft from ft from

Town

Province

Postal Code T0E 2G0

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515757 Longitude -113.977539 Elevation

ft

How Location Obtained

How Elevation Obtained

Not Verified

Not Obtained

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

0.00 igpm

Recommended Pump Intake Depth (From TOC)

0.00 ft

Pump Installed

Depth

Type

Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD

Additional Comments on Well

Yield Test

Taken From Ground Level

Test Date 1988/05/26

Start Time 12:00 AM

Measurement in Imperial

Depth to water level

Static Water Level 25.00 ft

Drawdown (ft)

Elapsed Time Minutes:Sec

Recovery (ft)

Type Bailer & Air Removal Rate Depth Withdrawn From

3.00 igpm 55.00 ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name GERALD MCGINN DRILLING LTD.

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:08 PM

Page: 2 / 2

604 of 873


Water Well Drilling Report

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GOWN ID

Well Identification and Location Owner Name MORGAN, DELANO Location

1/4 or LSD SW

81021

1983/11/14

Measurement in Imperial Address P.O. BOX 1078 STONY PLAIN

SEC 30

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Measured from Boundary of ft from ft from

RGE 27

Town

Province

Postal Code T0E 2G0

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515757 Longitude -113.977539 Elevation

ft

How Location Obtained

How Elevation Obtained

Not Verified

Not Obtained

Drilling Information Unknown

Chemistry

Domestic

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

Static Water Level (ft)

Well Completion

Measurement in Imperial

Total Depth Drilled Finished Well Depth 40.00 ft Diameter (in) 0.00

Start Date

End Date

From (ft) 0.00

To (ft) 40.00

Size OD :

0.00 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

0.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

Size OD : From (ft)

At (ft)

0.00 in To (ft)

Slot Size (in)

Attachment Top Fittings

Type

Bottom Fittings

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:04 PM

Page: 1 / 2

605 of 873


Water Well Drilling Report The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

View in Metric

Well Identification and Location Owner Name MORGAN, DELANO Location

SEC 30

81021

1983/11/14

Measurement in Imperial Address P.O. BOX 1078 STONY PLAIN

1/4 or LSD SW

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

RGE 27

Measured from Boundary of ft from ft from

Town

Province

Postal Code T0E 2G0

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515757 Longitude -113.977539 Elevation

ft

How Location Obtained

How Elevation Obtained

Not Verified

Not Obtained

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

igpm

Recommended Pump Intake Depth (From TOC)

ft

Pump Installed Type

Depth Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD Yes

Additional Comments on Well

Yield Test

Taken From Ground Level

Test Date

Start Time

Measurement in Imperial

Static Water Level ft

Type Removal Rate Depth Withdrawn From

igpm ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:32:04 PM

Page: 2 / 2

606 of 873


Water Well Drilling Report

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The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Owner Name OKALTA OILS #CH1 Location

1/4 or LSD 05

81018

Measurement in Imperial Address

SEC 29

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Measured from Boundary of ft from ft from

Town RGE 27

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.517576 Longitude -113.956032 Elevation

2337.00 ft

How Location Obtained

How Elevation Obtained

Field

Survey-Transit

Drilling Information Unknown

Core Hole

Industrial

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

Static Water Level (ft)

Well Completion

Measurement in Imperial

Total Depth Drilled Finished Well Depth 2470.00 ft Diameter (in) 0.00

Start Date

End Date 1949/12/20

From (ft) 0.00

To (ft) 2470.00

Size OD :

0.00 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

0.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

Size OD : From (ft)

At (ft)

0.00 in To (ft)

Slot Size (in)

Attachment Top Fittings

Type

Bottom Fittings

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:39:33 PM

Page: 1 / 2

607 of 873


Water Well Drilling Report The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

View in Metric

Well Identification and Location Owner Name OKALTA OILS #CH1 Location

SEC 29

81018

Measurement in Imperial Address

1/4 or LSD 05

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

Town

TWP 052

RGE 27

Measured from Boundary of ft from ft from

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.517576 Longitude -113.956032 Elevation

2337.00 ft

How Location Obtained

How Elevation Obtained

Field

Survey-Transit

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

igpm

Recommended Pump Intake Depth (From TOC)

ft

Pump Installed Type

Depth Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD

Additional Comments on Well DETAILED LITHO ON FILE

Yield Test

Taken From Ground Level

Test Date

Start Time

Measurement in Imperial

Static Water Level ft

Type Removal Rate Depth Withdrawn From

igpm ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:39:33 PM

Page: 2 / 2

608 of 873


Water Well Drilling Report

View in Metric

The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Owner Name TRI S FARMS LTD Location

1/4 or LSD 09

101196

Measurement in Imperial Address P.O. BOX 519 STONY PLAIN

SEC 30

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Measured from Boundary of ft from ft from

RGE 27

Town

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.521181 Longitude -113.962371 Elevation

2325.00 ft

How Location Obtained

How Elevation Obtained

Not Verified

Estimated

Drilling Information Rotary

New Well

Stock

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

Static Water Level (ft)

Measurement in Imperial

3.00

Clay

12.00

Sand

Well Completion

75.00

Till

92.00

Sand & Coal

Total Depth Drilled Finished Well Depth 92.00 ft Diameter (in) 0.00

Start Date 1977/08/06

End Date 1977/08/06

From (ft) 0.00

To (ft) 92.00

Galvanized Steel Size OD :

4.50 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

80.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

At (ft)

Stainless Steel Size OD :

4.00 in

From (ft) 80.00

To (ft) 92.00

Slot Size (in) 0.030

Attachment Top Fittings Threaded

Type Jet Sand

Bottom Fittings Unknown

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name TRIPLE A DLG

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:41:17 PM

Page: 1 / 2

609 of 873


Water Well Drilling Report The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

View in Metric

Well Identification and Location Owner Name TRI S FARMS LTD Location

SEC 30

101196

Measurement in Imperial Address P.O. BOX 519 STONY PLAIN

1/4 or LSD 09

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

RGE 27

Measured from Boundary of ft from ft from

Town

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.521181 Longitude -113.962371 Elevation

2325.00 ft

How Location Obtained

How Elevation Obtained

Not Verified

Estimated

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

igpm

Recommended Pump Intake Depth (From TOC)

ft

Pump Installed Type

Depth Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD

Additional Comments on Well SHALE BEGINS AT 92'

Yield Test

Taken From Ground Level

Test Date

Start Time

Measurement in Imperial

Static Water Level ft

Type Removal Rate Depth Withdrawn From

igpm ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name TRIPLE A DLG

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:41:17 PM

Page: 2 / 2

610 of 873


Water Well Drilling Report

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The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Owner Name SHOATT, J. Location

SEC 30

81025

Measurement in Imperial Address STONY PLAIN

1/4 or LSD 12

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Measured from Boundary of ft from ft from

Town

RGE 27

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.521181 Longitude -113.980575 Elevation

2335.00 ft

How Location Obtained

How Elevation Obtained

Field

Survey-Air

Drilling Information Drilled

Federal Well Survey

Domestic & Stock

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

0.00 igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

Static Water Level (ft) 15.00

Well Completion

Measurement in Imperial

Total Depth Drilled Finished Well Depth 236.00 ft Diameter (in) 0.00

Start Date

End Date 1928/01/01

From (ft) 0.00

To (ft) 236.00

Size OD :

0.00 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

0.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

Size OD : From (ft)

At (ft)

0.00 in To (ft)

Slot Size (in)

Attachment Top Fittings

Type

Bottom Fittings

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:42:17 PM

Page: 1 / 2

611 of 873


Water Well Drilling Report

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The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Address STONY PLAIN 1/4 or LSD 12

81025

Measurement in Imperial

Owner Name SHOATT, J. Location

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

SEC 30

TWP 052

Town

RGE 27

Measured from Boundary of ft from ft from

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.521181 Longitude -113.980575 Elevation

2335.00 ft

How Location Obtained

How Elevation Obtained

Field

Survey-Air

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

0.00 igpm

Recommended Pump Intake Depth (From TOC)

0.00 ft

Pump Installed

Depth

Type

Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD

Additional Comments on Well SURVEY STATES WATER IS CLEAR AND SOFT

Yield Test

Taken From Ground Level

Test Date

Start Time 12:00 AM

Measurement in Imperial

Depth to water level

Static Water Level 15.00 ft

Drawdown (ft)

Elapsed Time Minutes:Sec

Recovery (ft)

Type Removal Rate Depth Withdrawn From

igpm 0.00 ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:42:17 PM

Page: 2 / 2

612 of 873


Water Well Drilling Report

View in Metric

The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Owner Name ALTA ENV #0876E Location

SEC 25

240660

Measurement in Imperial Address

1/4 or LSD 01

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Town RGE 28

Measured from Boundary of ft from ft from

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.513916 Longitude -113.986837 Elevation

ft

How Location Obtained

How Elevation Obtained

Not Verified

Not Obtained

Drilling Information Rotary

Test Hole

Unknown

Formation Log Depth from Water ground level (ft) Bearing 35.00

Measurement in Imperial Lithology Description

Measurement in Imperial

igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

Static Water Level (ft)

Well Completion

Measurement in Imperial

Greenish Gray Silty Clay

75.00

Fine Grained Sand

80.00

Sandstone & Coal

95.00

Yield Test Summary

Light Green Silty Shale & Siltstone

Total Depth Drilled Finished Well Depth 95.00 ft Diameter (in) 0.00

Start Date

End Date 1972/10/03

From (ft) 0.00

To (ft) 95.00

Size OD :

0.00 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

0.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

Size OD : From (ft)

At (ft)

0.00 in To (ft)

Slot Size (in)

Attachment Top Fittings

Type

Bottom Fittings

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name ALBERTA ENVIRONMENT

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:43:16 PM

Page: 1 / 2

613 of 873


Water Well Drilling Report The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

View in Metric

Well Identification and Location Owner Name ALTA ENV #0876E Location

SEC 25

240660

Measurement in Imperial Address

1/4 or LSD 01

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

Town

TWP 052

RGE 28

Measured from Boundary of ft from ft from

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.513916 Longitude -113.986837 Elevation

ft

How Location Obtained

How Elevation Obtained

Not Verified

Not Obtained

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

igpm

Recommended Pump Intake Depth (From TOC)

ft

Pump Installed Type

Depth

ft

Make

H.P. Model (Output Rating)

Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Electric Submitted to ESRD Electric

Sample Collected for Potability

Submitted to ESRD

Additional Comments on Well

Yield Test

Taken From Ground Level

Test Date

Start Time

Measurement in Imperial

Static Water Level ft

Type Removal Rate Depth Withdrawn From

igpm ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name ALBERTA ENVIRONMENT

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:43:16 PM

Page: 2 / 2

614 of 873


Water Well Drilling Report

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The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Owner Name MANNING, WILLIAM Location

1/4 or LSD SW

81179

1986/08/11

Measurement in Imperial Address P.O. BOX 1224 STONY PLAIN

SEC 25

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Measured from Boundary of ft from ft from

RGE 28

Town

Province

Postal Code T0E 2G0

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515724 Longitude -113.986908 Elevation

ft

How Location Obtained

How Elevation Obtained

Not Verified

Not Obtained

Drilling Information Unknown

Chemistry

Domestic

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

Static Water Level (ft)

Well Completion

Measurement in Imperial

Total Depth Drilled Finished Well Depth 0.00 ft Diameter (in) 0.00

Start Date

End Date

From (ft) 0.00

To (ft) 0.00

Size OD :

0.00 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

0.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

Size OD : From (ft)

At (ft)

0.00 in To (ft)

Slot Size (in)

Attachment Top Fittings

Type

Bottom Fittings

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:43:07 PM

Page: 1 / 2

615 of 873


Water Well Drilling Report The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

View in Metric

Well Identification and Location Owner Name MANNING, WILLIAM Location

SEC 25

81179

1986/08/11

Measurement in Imperial Address P.O. BOX 1224 STONY PLAIN

1/4 or LSD SW

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

RGE 28

Measured from Boundary of ft from ft from

Town

Province

Postal Code T0E 2G0

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515724 Longitude -113.986908 Elevation

ft

How Location Obtained

How Elevation Obtained

Not Verified

Not Obtained

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

igpm

Recommended Pump Intake Depth (From TOC)

ft

Pump Installed Type

Depth Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD

Additional Comments on Well

Yield Test

Taken From Ground Level

Test Date

Start Time

Measurement in Imperial

Static Water Level ft

Type Removal Rate Depth Withdrawn From

igpm ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:43:07 PM

Page: 2 / 2

616 of 873


Water Well Drilling Report

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GOWN ID

Well Identification and Location Owner Name BREWER, GARRY Location

1/4 or LSD SW

81178

1977/05/18

Measurement in Imperial Address P.O. BOX 1078 STONY PLAIN

SEC 25

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Measured from Boundary of ft from ft from

RGE 28

Town

Province

Postal Code T0E 2G0

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515724 Longitude -113.986908 Elevation

2318.00 ft

How Location Obtained

How Elevation Obtained

Not Verified

Estimated

Drilling Information Drilled

Chemistry

Domestic

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

0.00 igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

Static Water Level (ft)

1977/05/10

40.00

Well Completion

Measurement in Imperial

Total Depth Drilled Finished Well Depth 180.00 ft Diameter (in) 0.00

Start Date

End Date

From (ft) 0.00

To (ft) 180.00

Size OD :

0.00 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

0.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

Size OD : From (ft)

At (ft)

0.00 in To (ft)

Slot Size (in)

Attachment Top Fittings

Type

Bottom Fittings

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:43:03 PM

Page: 1 / 2

617 of 873


Water Well Drilling Report

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The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Address P.O. BOX 1078 STONY PLAIN

1/4 or LSD SW

81178

1977/05/18

Measurement in Imperial

Owner Name BREWER, GARRY Location

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

SEC 25

TWP 052

RGE 28

Measured from Boundary of ft from ft from

Town

Province

Postal Code T0E 2G0

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.515724 Longitude -113.986908 Elevation

2318.00 ft

How Location Obtained

How Elevation Obtained

Not Verified

Estimated

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

0.00 igpm

Recommended Pump Intake Depth (From TOC)

0.00 ft

Pump Installed

Depth

Type

Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD Yes

Additional Comments on Well

Yield Test

Taken From Ground Level

Test Date 1977/05/10

Start Time 12:00 AM

Measurement in Imperial

Depth to water level

Static Water Level 40.00 ft

Drawdown (ft)

Elapsed Time Minutes:Sec

Recovery (ft)

Type Removal Rate Depth Withdrawn From

igpm 0.00 ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:43:03 PM

Page: 2 / 2

618 of 873


Water Well Drilling Report

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GOWN ID

Well Identification and Location Owner Name EBERHARDT, E. Location

1/4 or LSD 13

80898

Measurement in Imperial Address STONY PLAIN

SEC 19

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

TWP 052

Measured from Boundary of ft from ft from

Town

RGE 27

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.510143 Longitude -113.980467 Elevation

2339.00 ft

How Location Obtained

How Elevation Obtained

Field

Survey-Air

Drilling Information Hand Dug

Federal Well Survey

Domestic & Stock

Formation Log Depth from Water ground level (ft) Bearing

Measurement in Imperial Lithology Description

Yield Test Summary

Measurement in Imperial

0.00 igpm Recommended Pump Rate Test Date Water Removal Rate (igpm)

Static Water Level (ft) 30.00

Well Completion

Measurement in Imperial

Total Depth Drilled Finished Well Depth 40.00 ft Diameter (in) 0.00

Start Date

End Date 1926/01/01

From (ft) 0.00

To (ft) 40.00

Size OD :

0.00 in

Size OD :

0.00 in

Wall Thickness :

0.000 in

Wall Thickness :

0.000 in

Bottom at :

0.00 ft

Top at :

0.00 ft

Bottom at :

0.00 ft

From (ft)

To (ft)

Diameter or Slot Width(in)

Slot Length(in)

Hole or Slot Interval(in)

Perforated by

Placed from

0.00 ft

to

0.00 ft

Amount Other Seals Type

Size OD : From (ft)

At (ft)

0.00 in To (ft)

Slot Size (in)

Attachment Top Fittings

Type

Bottom Fittings

Grain Size

Amount

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:40:21 PM

Page: 1 / 2

619 of 873


Water Well Drilling Report

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The driller supplies the data contained in this report. The Province disclaims responsibility for its accuracy. The information on this report will be retained in a public database.

GOWN ID

Well Identification and Location Address STONY PLAIN

1/4 or LSD 13

80898

Measurement in Imperial

Owner Name EBERHARDT, E. Location

Export to Excel

GIC Well ID GoA Well Tag No. Drilling Company Well ID Date Report Received

SEC 19

TWP 052

Town

RGE 27

Measured from Boundary of ft from ft from

Province

Postal Code

Country

W of MER Lot Block Plan Additional Description 4 GPS Coordinates in Decimal Degrees (NAD 83) Latitude 53.510143 Longitude -113.980467 Elevation

2339.00 ft

How Location Obtained

How Elevation Obtained

Field

Survey-Air

Additional Information

Measurement in Imperial

Distance From Top of Casing to Ground Level Is Artesian Flow Rate

in Is Flow Control Installed

igpm

Describe

Recommended Pump Rate

0.00 igpm

Recommended Pump Intake Depth (From TOC)

0.00 ft

Pump Installed

Depth

Type

Make

ft H.P.

Model (Output Rating) Did you Encounter Saline Water (>4000 ppm TDS)

Depth

ft

Gas

Depth

ft

Well Disinfected Upon Completion Geophysical Log Taken Submitted to ESRD

Sample Collected for Potability

Submitted to ESRD

Additional Comments on Well SURVEY STATES WATER IS CLEAR AND HARD

Yield Test

Taken From Ground Level

Test Date

Start Time 12:00 AM

Measurement in Imperial

Depth to water level

Static Water Level 30.00 ft

Drawdown (ft)

Elapsed Time Minutes:Sec

Recovery (ft)

Type Removal Rate Depth Withdrawn From

igpm 0.00 ft

If water removal period was < 2 hours, explain why

Water Diverted for Drilling Water Source

Amount Taken

Diversion Date & Time ig

Contractor Certification Name of Journeyman responsible for drilling/construction of well UNKNOWN NA DRILLER

Certification No 1

Company Name UNKNOWN DRILLER

Copy of Well report provided to owner

Date approval holder signed

Printed on 7/14/2015 4:40:21 PM

Page: 2 / 2

620 of 873


Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

5.

Supporting Material and Studies for Bylaw 2598/D&P/18 Tussic Area Structure Plan i. Historic Resources Application

621 of 873


Historic Resources Application Activity Administration Date Received:

Project Category:

November 10, 2015

HRA Number: 4835-15-0143-001

Subdivisions (4835)

Application Purpose:

þ

Requesting HRA Approval / Requirements

Lands Affected

þ

All New Lands

Project Type:

Area Structure Plan / Outline Plan

þ

Project Name: Additional Name(s):

ESRI Shapefiles are attached (yes/no) Approximate Project Area (ha)

no 130

Stony Plain-S 1/2 30-52-27-W4M ASP

Key Contact: Address: Postal Code: E-mail:

Mr. Armin A Preiksaitis 605, 10080 Jasper Ave T5J 1V9 armin@parioplan.com

Proponent: Address: Postal Code: E-mail:

Qualico Communities 280, 3203 - 93 Street NW T6N 0B2 wshanks@qualico.com

Proposed Development Area MER RGE 4 27

HRA Number: 4835-15-0143-001

TWP 52

Affiliation: City / Province: Phone: Fax: Your File Number:

Contact Name: City / Province: Phone: Fax:

SEC 30

LSD List 1-8

ParioPlan Inc. Edmonton, AB (780) 423-6824 () 015-014

Wayne Shanks Edmonton, AB (780) 490-3076 () -

FRH þ

Land Ownership SA CU ¨ ¨

CT ¨

Page 1 of 2 622 of 873


Historical Resources Impact Assessment: For archaeological resources: Has a HRIA been conducted? ¨ Yes For palaeontological resource: Has a HRIA been conducted? ¨ Yes

þ No

Permit Number (if applicable):

þ No

Permit Number (if applicable):

Historical Resources Act approval is granted subject to Section 31, "a person who discovers an historic resource in the course of making an excavation for a purpose other than for the purpose of seeking historic resources shall forthwith notify the Minister of the discovery." The chance discovery of historical resources is to be reported to the contacts identified within the Listing of Historic Resources. December 01, 2015 Date

HRA Number: 4835-15-0143-001

Page 2 of 2 623 of 873


Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

6.

Design Concept from Bylaw 865 Southeast Area Structure Plan

624 of 873


SOUTHEAST STONY PLAIN AREA STRUCTURE PLAN

MED

CI

SINGLE FAMILY DEV. MEDIUM DENSITY HIGH DENSITY CHURCH NATURAL AREA SCHOOL

ZAP

CS=3

NEIGHBOURHOOD COMMERCIAL ALTERNATE NEIGH. COMMERCIAL STORM WATER DETENTION POND PRIVATE INSTITUTION WATER RESERVOIR HOSPITAL

Fig.8

DESIGN CONCEPT 625 of 873


Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

7.

Advertising and notification letters for Bylaw 2598/D&P/18 a. Newspaper Advertisement

626 of 873


The Stony Plain Reporter • Friday, November 23, 2018

9

TOWN OF

NOTICE OF STONY PUBLIC HEARING PLAIN BYLAWS 2597/D&P/ I8 & 2598/D&P/I8 -..111111111.1-

TUSS1C AREA STRUCTURE PLAN AND ASSOCIATED MUNICIPAL DEVELOPMENT PLAN AMENDMENT

MONDAY, DECEMBER 10, 2018 AT 6:00PM COUNCIL CHAMBERS 4905.51 AVENUE The Council of the Town of Stony Plain will hold a public hearing for the purpose of hearing submissions regarding the repealing of a portion of Bylaw 865 Southeast Area Structure Plan and the adoption of the Tussic Area Structure Plan and associated Municipal Development Plan Amendment Purpose of Bylaw 2597/D&P/18 Uniquely Stony Plain: Municipal Development Plan 2013, First Amendment Photo by Evan J. Protzet Rap/Ex Staff >lain's website. The domain will be re-launched on Nov. 22 with a new look.

un website to be re-launched me in $15,000 under budget so people can find what they are looking for much sooner"' Boisvert said. In contrast to the clichés of projects worked on by governments, the website plan also came in under budget. It was developed in concert with the eSolutionsGroup web design company initially for $100,000, but came in $15,000 below this figure. For Boisvert, this

was a positive end to the work. We're happy to have [the project] come in under budget"' she said. The re-launch ceremony for the Stony Plain town website will take place this Thursday from 5 p.m. to 9 p.m, for more information, head to stonyplain.com/comms.

To amend the Municipal Development Plan by redesignating SE 'A Section 30-52-27 W4M to the same designation of SW V. Section 3052-27 W4M through three map changes to the MDP. This will facilitate the development of SE V. Section 30-52-27 W4M as a residential neighbourhood based on the proposed Tussic Area Structure Plan and allow conformity between these plans. Purpose of Bylaw 2598/D&P/ 18 Tussic Area Structure Plan To repeal a portion of the Southeast Area Structure Plan and adopt the Tussic Area Structure Plan as a plan for the development of the lands to the west of Veterans Boulevard, east of Golf Course Road and directly north of 79 Avenue (Highway 628). The proposed plan will accommodate an estimated 6 139 people in approximately 2191 dwelling units in a mix of low, medium and high density housing forms. It will feature a realigned and enhanced Atim Creek corridor, a future school site, the preservation of a mixedwood forest, a series of stormwater management ponds and a neighbourhood commercial area.

epretzer@postrnedia.com

11 e The Tri-Leisure Board works to make sure the TLC is, and continues to be. a champion of community involvement in the Tri-Municipal Region.

MORE LOCAL PICTURES

3

JOIN THE TRI-MUNICIPAL LEISURE FACILITY BOARD

ter re:

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1.7.1 .1•01.1•411,1 1.601411.a.••••.•111.10

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Hearing Procedure

We Offer Readers MORE Than Any Other Local Source

retie 780.9624257

RV. Arlo

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MORE oat ADS

biter

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Applications for one Stony Plain resident now being accepted.

IS

111111 c

780.9620658

This is a formal public hearing and Council will hear verbal presentations from those who wish to speak to the proposed bylaws 2597/D&P/18 & 2598/D&P/18.Written submissions received at the Town Office or by email prior to 4:00pm on Monday. November 26, 2018 will be discussed at the Public Hearing before verbal presentations will be received. The bylaws may be inspected in the Planning and Infrastructure Office at 4905 — 51 Ave between the hours of 8:30 a.m. and 4:30 p.m.. Monday to Friday and can be viewed on the Town's website at www.stonyplain.com. Email any questions or comments to planning@stonyplain.com.

61,420 KingSt. Space G•oe :111---

627 of 873


Attachments for Bylaw 2598/D&P/18 Tussic Area Structure Plan

7.

Advertising and notification letters for Bylaw 2598/D&P/18 b. Notification Letter to nearby Landowners and Comments Received

628 of 873


TOWN OF

STONY PLAIN

October 26, 2018

2597/D&P/18 & 2598/D&P/18

Dear Landowner/Agency: RE:

Notice of Public Hearing - Monday, December 10, 2o18 at 6:oo p.m. Town of Stony Plain Council Chambers - 49 0 5 51 Avenue Bylaw 2597/D&P/18 to Amend the Municipal Development Plan 2013; and Bylaw 2598/D&P/18 to Adopt the Tussic Area Structure Plan S 1/2 Section 30-52-27 W4M, Stony Plain, Alberta

As an adjacent landowner, member of public or agency that may be affected, you are hereby notified that Town Council is considering an application for the two bylaws listed below and will hold a public hearing for the purposes of hearing submissions regarding these bylaws. i. To amend the Uniquely Stony Plain: Municipal Development Plan 2013 (Bylaw 25971D&P/18). 2. To adopt the Tussic Area Structure Plan (Bylaw 2598/D&P/18). A copy of the proposed bylaw and map showing the proposed plan area has been enclosed for your information. The complete application and proposed area structure plan can be viewed on the Town's website at www.stonyplain.com. A review of the application by Town Administration is in progress. To complete the evaluation, Administration will address comments or concerns raised by the adjacent landowners and/or public. Written submissions in regards to the proposed amending bylaw will be received for review by Administration at the Town Office or by email until 4:oo p.m. on Monday, November 26, 2o18. Public Hearing Procedures: This is a public meeting and Council is prepared to hear and receive formal submissions and presentations (verbal or written) from those who wish to speak on the proposed application for the bylaw amendment. The public hearing meeting will be held on: Monday, December 10, 2o18 at 6:oo p.m. at the Town of Stony Plain Council Chambers at 490 5 51 Avenue, Stony Plain, Alberta. Should you have any questions regarding the hearing or proposed amendment, please contact Planning & Infrastructure at (78o) 963-8598 or planning@stonyplain.com. Yours truly,

Doreen Brokop Planning and Infrastructure Enc.

stonyplain.com 629 of 873


BYLAW 2597/D&P/18

BEING A BYLAW OF THE TOWN OF STONY PLAIN IN THE PROVINCE OF ALBERTA FOR THE PURPOSE OF AMENDING UNIQUELY STONY PLAIN: MUNICIPAL DEVELOPMENT PLAN 2013 BYLAW 2489/D&P/13 FOR THE TUSSIC AREA STRUCTURE PLAN WHEREAS Section 632(1) the Municipal Gover»ment Act 2000 requires a cowlcil of a municipality to adopt a Municipal Development Plan; AND WHEREAS Section 191 of the Municipal Government Act 2000 eiiables Council to arnend or repeal a bylaw; NOW THEREFORE, the Council of the Town of Stony Plain in the Province of Alberta, pursuant to authority conferred upon it by the Municipal Government Act, RSA, 2000 enacts as follows: 1. That this Bylaw 2597/D&P/18 be cited a 2013, First Amendment."

iquely Stony Plain: Municipal Development Plan •

2. That the area of SE'/4 Section 30-52-27 W4M be changed froiii a Future Urbaii Development Area to a Residential Area in F igurc 1: Urban Growth Pattern. 3. That the area of SE'/~ Section 30-52-27 W4M be added to New Resideiitial Development in Figure 2: Growtli Management Strategv. 4. That the area of SE ¼ Section 30-52-27 W4M be changed from Areas of Future Urban Development to Ai•eas of Future Urban Residential in Figure 3: Future Land Use. 5. If any portion of this bylaw is declared invalid by a court of competent jurisdiction, then the invalid portion inust be severed and the remaincler of the bylaw is deemed valid. 6. That this bylaw shall come into force and take effect upon the date of third reading and signing in accordance with the Municipal Government Act. Read a first tiine this 9`'' day of October, 2018. Mayor William Clioy

Jen Boleski, CPA, CA General Manager of Corporate Services

630 of 873


Public Hearing held on the 10'h day of December, 2018. Read a second time this 10'h day of December, 20I 8. Read a third time this 10"' day of December, 2018. Mayor William Choy Jen Boleski, CPA, CA General Manager of Corporate Services

631 of 873


Summary of Comments Alberta Health Services See attached letter dated November 26, 2018. ATCO Piplines No objections. Canada Post No concerns. Dale & Carol Knievel See attached letter dated November 21, 2018. Donna Erickson See email correspondence below:

Parkland County See attached letter dated November 16, 2018.

632 of 873


November 26, 2018

Town of Stony Plain Attn: Doreen Brokop Planning and Infrastructure 4905-51 Ave. Stony Plain, AB T7Z 1Y1 E-mail: d.brokop@stonyplain.com

Dear Ms. Brokop: RE:

Proposed Subdivision File 2597/D&P/18 & 2598/D&P/18 S ½ 30-52-27-W4M, Stony Plain Bylaw 2597/D&P/18 to Amend the Municipal Development Plan 2013 and Bylaw 2598/D&P/18 to Adopt the Tussic Area Structure Plan

This application proposes to amend the Municipal Development Plan 2013 by changing the SE 30-52-27W4M from Future Urban Development to a Residential Area and bring the area into alignment for the Tussic Area Structure Plan (ASP). The Tussic ASP is planned for the SE and SW 30-52-27-W4M and is expected to include a variety of housing options, commercial services, a potential school site, parks and open spaces, natural features and active transportation routes. Municipal water and sewer services will be provided within the ASP. There are pipeline and utility right-of-ways running through the proposed ASP lands. Please ensure the appropriate setback distances are in place for the type of infrastructure present in the area. Environmental Public Health has no records of contaminated sites or landfills associated with this property. A Phase I Environmental Site Assessment was completed and no further recommendations were made in respect to the lands. If any signs of contamination or soil staining are observed during development it is expected that work be halted until the area can undergo an environmental assessment by qualified personnel. Healthy Communities by Design Components of Healthy Communities by Design were reviewed in relation to the Tussic ASP including neighbourhood design, housing, natural environments, transportation networks and food systems. Healthy Neighbourhood Design  Mixed land use models help create neighbourhood designs that are complete, compact and connected. These neighbourhoods allow residents to access the services they need close to where they live. The Tussic ASP will offer residents parks and open spaces within walking distance as well as commercial services. Healthy Housing  A variety of housing options is proposed for the ASP.  Housing options that meets the needs of residents of all income levels and at all stages of life encourages social inclusion and a sense of community belonging. Strathcona County Health Centre 2 Brower Drive, Sherwood Park, AB T8H 1V4 p: (780) 342-4664 f: (780) 449-1338 koreen.anderson@ahs.ca ahs.ca 633 of 873


Healthy Natural Environments  Parks and open spaces are planned throughout the ASP to help create an active and connected community. These areas are planned to be within walking distance for residents and connections will be made through multi-use pathways.  Atim Creek, wetlands and other existing natural features will be integrated into the ASP design and remain untouched where possible. These natural features enhance a connection to nature and create positive mental health experiences. Healthy Transportation Networks  A multi-way network will connect residents to park spaces and to other neighbourhoods.  Mul