Town of Okotoks Municipal Development Plan

Background Okotoks Municipal Development Plan

i

PrefaceThe vision outlined in this Municipal Development Plan aspires to preserve “small town atmosphere” using a multitude of innovative urban design and land use techniques. Innovative development requires flexible application. This Plan shall liberally apply flexibility in its implementation and interpretation. Targets identified in this Plan are just that - targets - rather than hard and fast rules.

As with any other statutory planning documents, exceptions to the rule are always encouraged given context. This Plan recognizes the challenge of providing for exceptions in the context of general community vision.

The Town desires to work with rather than against the development community in bringing a community vision to reality, tempered by a realistic appraisal of market forces.

The vision outlined in this Plan is “out of box”, and seeks to create new development markets. The Town recognizes its role and responsibility in assisting the development community by seeking out, investigating, and bringing to fruition innovative new developments and markets for the benefit of both the Town and the development community.

This Plan ought to be a “living document” - subject to ongoing and frequent monitoring and amendment if required in an effort to ensure that this Plan remains relevant to the Town, the development community, and market realities.

Okotoks Municipal Development Plan Background

ii

PUBLISHING INFORMATION

TITLE: OKOTOKS MUNICIPAL DEVELOPMENT PLAN

AUTHORS: TOWN OF OKOTOKS COMMUNITY DEVELOPMENT

AND DEVELOPMENT SERVICES BUSINESS CENTRES

STATUS: APPROVED BY OKOTOKS TOWN COUNCIL SEPTEMBER 28, 1998, BYLAW #50-98 CONSOLIDATED INCLUDING AMENDING BYLAWS 30-07, 15-08, & 12-09

PRINTING DATE: NOVEMBER, 1998

ADDITIONAL COPIES: THE TOWN OF OKOTOKS DEVELOPMENT SERVICES PO BOX 20, 5 ELIZABETH ST OKOTOKS, ALBERTA T1S 1K1 (403) 938-8916


iii

Table of ContentsPreface ............................................................................................ i

Table of Contents .......................................................................... iii

Interpretation ................................................................................. iv

Background

Introduction ................................................................................... 1

The Road Behind Us - Where Did We Come From? ................... 5

An Intersection - Where Are We Now? ......................................... 9

A New Journey - Where Are We Going? .................................... 11

The Legacy

General ....................................................................................... 17

Parks/Pathways .......................................................................... 19

Urban Forest ............................................................................... 31

Escarpment and Shoreline Areas ............................................... 35

Transportation ............................................................................. 39

Land Use/Urban Design ............................................................. 47

Neighborhood Design ................................................................. 51

Residential .................................................................................. 57

Commercial ................................................................................. 61

Industrial ..................................................................................... 69

Community Facilities ................................................................... 73

Schools ....................................................................................... 75

The Downtown Core - Architecture, Infrastructure and Site Design .......................................................................... 77

Financial/Utility Plan .................................................................... 83

Regional Partnerships and Planning - Urban Fringe .................. 87

Tables

Table 1 ........................................................................................ 22

Figures

Figure 1- Sustainable Okotoks ..................................................... 2

Figure 2 - Hierarchy of Plans ........................................................ 4

Figure 3 - Parks, Pathways and Community Facilities ............... 27

Figure 4 - Transportation ............................................................ 43

Figure 5 - Neighborhoods ........................................................... 53

Figure 6 - Sustainable Neighborhood Design Principles ............ 56

Figure 7 -Residential ................................................................... 59

Figure 8 - Commercial/Industrial ................................................. 67

Figure 9 - Downtown Expansion ................................................. 66

Figure 10 - Downtown Circulation and Parking Concept ....... 80-81

Figure 11 - Annexation ................................................................ 89


iv

InterpretationIn this Plan, and any amendments made hereto, unless the context otherwise requires, the interpretation set out below or in the Okotoks Land Use Bylaw shall be used. When no interpretation is provided in this Plan or the Land Use Bylaw, Webster’s Third New International Dictionary, unabridged version shall be used.

Affordable - when referring to housing means housing that is within the purchasing power of households earning the median income for the City of Calgary and environs and includes housing designed for single adults, first home purchasers, empty nesters and seniors

Barrier-Free - when used in association with a park or community facility means there are no physical features present in the vicinity (curbs, fences etc.) that would discourage or inhibit pedestrians, including disabled individuals, from accessing and using the facility or park

Community - means the Town of Okotoks, defined by the outer limit of the corporate municipal boundary

Community Park - means a park designed to serve the entire community

Development Setback - in the context of this plan means an area within which inappropriate land use activity and/or construction of permanent buildings shall not occur due to slope stability and erosion risk associated with a natural feature such as an escarpment or related features

Gross Developable - means an area of land used for the purpose of calculating urban density, which includes all developable lands with the exception of environmental reserve parcels and when calculating residential densities excludes commercial and industrial lands

Neighborhood - means a portion of undeveloped land within the municipal boundary that is suitable for development, and which is further defined as four quadrants of the community, being the Northeast, Northwest, Southeast and Southwest development areas

Neighborhood Park - means a park designed primarily to serve a portion or quadrant of the community, usually a neighborhood

Non-traditional Housing - means any housing form other than R-1 and R-1N district land uses and includes the existing R-1E, R-2, R-3, R-MH districts and new land use districts adopted by Council that provide alternative forms of housing

Open Space - means lands available to the population for recreational pursuits, which includes municipal and school reserves, environmental reserves, and additional lands that may be purchased by the Town of Okotoks or other private sector groups for the purposes of enhancing the open space system

Parkway - means one of four major open space corridors and key recreational

pathway links (named Ravine, Meadow, Sanctuary and Mountain View) between neighborhoods and the escarpment and/or river valley

Private Sector - means developers, corporations not related to the development industry, or other service clubs and/or local, regional or geographically broader interest groups

Subdivision Property Line Setback - in the context of this plan means an area within which new lots, intended to accommodate development, shall not be created through subdivision due to slope stability and erosion risk associated with a natural feature such as an escarpment or related features

Sustainable Mixed Use - means

1. the placement of employment, recreation, daily needs shopping, and housing opportunities within reasonable proximity to one another such that reliance on the automobile is reduced

2. a proportionate increase in lands available for industrial and commercial development such that the commercial and industrial tax base is raised to a level (22% at build out) at which the municipality is more financially viable, and local employment opportunity reduces income leakage out of the community


v

Swing Sites - means a site shown in an Area Structure Plan, Concept Plan, or Outline Plan which identifies several potential end land uses, with the specific use to be determined as market conditions warrant

Target - means a measuring tool intended to allow the municipality to monitor key growth and development characteristics of the community and assist in evaluating specific development proposals

Urban Growth Area - means lands identified for annexation in this Plan to reach the build-out population target of 25,000 to 30,000, and which is also identified in the Intermunicipal Development Plan (IDP). The IDP also provides reference to a Plan Area Boundary for intermunicipal referral purposes, established as being one quarter section in dimension surrounding the Town of Okotoks.


vi


Page 1

IntroductionIn June, 1977, Council for the Town of Okotoks adopted the first Okotoks General Municipal Plan to act as a policy document to guide the community’s future growth and development. Rapid growth led to adoption of a new General Municipal Plan in 1990. In the intervening time period, Okotoks transformed from a small agriculturally based community to a larger suburban community.

Okotoks continues to evolve, and with growth pressure perhaps as great as ever before seen in the 110 year history of Okotoks, the need for a visionary plan that achieves orderly and efficient urban land use and development is as great as ever. The subtle shift in mindset that has taken place in recent years is that today, there is less concern about attracting growth and more concern about managing growth toward a positive and proactive vision we have for the community - an end state that preserves the enviable lifestyle we have come to expect in Okotoks.

The Town conducted a Community Survey (1000 returns) in the Fall of 1997. Results of the survey clearly pointed to concerns about lifestyle and quality of life protection, and concern that the type of development that occurs in high growth environments can, if improperly managed, compromise quality of life. Many survey respondents expressed a desire that Okotoks create an aesthetically unique community as one component of high quality of life, preserve

“small town atmosphere”, and conduct planning that reflects these wishes.

Reflecting on desires expressed in the Community Survey, in February, 1998, Town Council passed a resolution that spells out an advocacy role for Council in pursuing a “Sustainable Okotoks” approach to community development. This vision formulates development policy based on a number of key criteria:

• living within the carrying capacity of our ability to use water from the Sheep River watershed (25,000 to 30,000 residents);

• managing growth to but not beyond our urban boundaries and our carrying capacity (25,000-30,000 residents);

• sizing infrastructure for an ultimate population of 25,000-30,000;

• substantial urban design modifications (e.g. reducing reliance on vehicles by planning for more mixed land uses, creation of higher density housing options to supplement our present focus on low density options, expansion of an integrated pedestrian system, expansion of our open space system, higher landscaping requirements);

• pursuit of activities as diverse but integrated as eco-efficiency, recycling, water conservation, and architectural regulations.

The Sustainable Okotoks model that forms the foundation of policy contained in this Municipal Development Plan will conduct long range planning in a manner such that, at a build-out population of 25,000 to 30,000 residents, a harmonious balance is achieved between economic opportunity, social conscience, and environmental stewardship.

Council’s Sustainable Okotoks advocacy is complemented by selected results of the Municipal Development Plan Community Survey (July, 1998, 375 returns):

• 75% of respondents believe we should cap our population at our existing boundary

• 80% of respondents believe we should plan around the limit of our ability to take water out of the Sheep River watershed

• 83% of respondents believe that the Town should refuse development if it does not comply with sustainable design principles

A number of phenomena occurring in the environment complement the Town’s move to pursue a sustainable path, including demand for work closer to home, an aging demographic demand for alternative, often higher density housing, increasing sensitivity to environmental issues, demand for linked open space and pathway systems in addition to school sites that cater to


Page 2

Figure 1 - Sustainable Okotoks


Page 3

changing lifestyle and demography, and the Town’s need to create a financially sustainable community (a need to better balance our commercial and residential assessment base).

A “Sustainable Okotoks” approach applies to all facets of municipal operations - from planning to recycling to public education to water conservation. This Municipal Development Plan focuses on several key components of Sustainable Okotoks (Figure 1):

• Land Use/Urban Design

• Transportation Systems

• Open Space/Urban Forest

• Regional Partnerships and Planning

The challenge for the Town of Okotoks is to translate Council’s Sustainable Okotoks advocacy into long term land use, planning, and operational policies. The Municipal Development Plan, a statutory plan that serves as a statement of intent against which proposals for Okotoks’ future development will be evaluated, is the single most important document in which to transform those critical elements of Sustainable Okotoks - those elements that we see every day all around us in our physical environment, into reality.

Municipal Development plans are different from other planning documents in two key ways:

• they look forward in time further than other planning documents - typically 10 to 20 years;

• they view and plan for the community in a holistic manner - merging many ideas about all aspects of community life, whether it be social, economic, political, or administrative. They typically integrate and link economic development, land use planning, infrastructure planning and financial analysis, but can be virtually unlimited in scope.

Municipal Development Plans are at the top of the planning document hierarchy (Figure 2), establishing a holistic vision and corresponding policies to achieve that vision in a 10-20 year horizon. The Town of Okotoks’ efforts to create a new Municipal Development Plan will accomplish the following:

* Identify, and aim to resolve through policy, future development issues;

• Specify required upgrading, extension and staging of infrastructure services;

• Identify required community facilities and services required to accommodate future growth;

• Identify land use and urban design (i.e. physical environment) policy that implements the Sustainable Okotoks vision

• Establish a strategy that will create a financially sustainable community

• Identify any issues requiring coordination with neighbouring municipalities (e.g. growth patterns, infrastructure, transportation systems)

• Commit a community vision expressed in resident surveys (maintenance

and/or improvement of quality of life, personal safety, preservation of the best qualities of small communities while accommodating growth) to policy.

The Municipal Development Plan, entitled the “Legacy Plan”, embodies the principles, objectives and policies contained in relevant statutory and other policy documents (Appendix 1). Ensuring that there is conformity between all planning and policy documents focuses our activities and sense of purpose, and makes it easier for developers and other newcomers to the community to acquire an understanding of what Okotoks wishes to achieve over the course of the next 20 years.

Sustainable Okotoks is an ambitious plan requiring community commitment and persistence. The policies contained in this plan steer a course down a road at this intersection in our evolution. This course will preserve what we cherish about community life in Okotoks while managing new growth to a limit of the ability of the Sheep River to supply us with water. This new direction will fundamentally change the way we plan for the community, and the relationship we have with the physical environment.


Page 4

Figure 2 - Hierarchy of Plans


Page 5

The Road Behind Us - Where Did We Come From?A Legacy From The Past

David Thompson explored the region in 1800, encouraging others to follow his path and eke an existence out of the prairie. Trading posts sprang up, including one established in 1874 at the trail crossing the Sheep River. The “intrusion” of this new lifestyle created conflict with the nomadic, buffalo-focused existence of the Blackfoot tribes. A culture wanting to maintain an independent spirit and a government wanting to encourage permanent settlement of the region met at Blackfoot Crossing in 1877 to sign Treaty #7.

The Blackfoot, Blood, Peigan, Stoney, and Sarcee bands were thrown into culture shock by the Treaty, as development and the concept of property ownership were introduced where only nomadicism was known. The killing of the last buffalo in the Okotoks region in 1879 and government leasing of land for one cent per acre starting in 1880 ensured that the prairie would undergo a revolution. The beginning of a new era and a new legacy began.

Okotoks germinated before the turn of the century. Mr. Cameron and Mr. McRae moved into the area in 1882, and a community began to take root. By 1897 the community name had changed three times - from Sheep Creek to Dewdney to Okotoks.

Many firsts were celebrated in the early years, including the first local wedding in 1892, the first hotel constructed in 1892,

and the first community school constructed in 1900. The Okotoks Fair was a reflection of the agricultural focus of the early years. The Town’s biggest annual event, the Fair in 1900, attracted 600 horses entered in various classes for horse races, shows, and pulling contests. One could also compete on a polo, cricket, or football team at the Fair. The first and last gold rush in Okotoks was celebrated in the early years when Mrs. Tillotson, while preparing a goose for a meal, discovered a gold nugget in the bird. Many claims were staked, extending as far as 1/4 mile east of the Sheep River bridge, but no gold was discovered.

We’ve lost much of the agricultural vocabulary that was present in and around Okotoks at the turn of the century. A “fire guard” was ploughed around houses to protect them from prairie fires. “Sow bosom”, a salt fat pork stacked in stores like wood, was a staple food. A common joke at the time was that you could eat one hundred feet of it and never hit a ham or shoulder. A “beef ring” was a necessity in the days before refrigeration. Each farmer belonging to the ring supplied an animal for slaughter. Every Friday an animal was butchered and the meat divided, the cuts of meat varying according to turn as the plan progressed through the summer.

The last stagecoach stopped in Okotoks in 1891 when rail service replaced horse-drawn travel. A station was built in 1892.

Before roads arrived, the railway was a life thread for the community, shipping and receiving supplies and forming a central focus of community life. In 1908 it was custom to welcome newlyweds at the train station with the Okotoks Band. As late as the 1940’s, chuckwagon races were held at the station, where large trees formed a perfect figure eight needed for the race start. The event became so famous, the train would stay late for the benefit of passengers.

The first rail station (wood) collapsed in a fire in 1928. The fire burned the second floor balcony off the General Store (still standing as an antique store) across the street. A new station rose from the ashes in 1929 at a cost of $19,871, the only brick station on the CPR. Okotoks bid an era goodbye when the last passenger train stopped in Okotoks in 1971. After closing in 1972, “The Station” was purchased by the Town in 1980, and was re-opened in 1981 as the cultural and tourist information centre.

Established in 1891, for 25 years Mr. John Lineham’s sawmill was the mainstay of our local economy. At one time it employed 135 people, producing an average of 30 000 feet of lumber a day - so much lumber that it would take nine minutes to drive past at 100 km/hr if the lumber was placed end to end. Sheep Creek - or Sheep River as we now know it now - provided transportation for the Lineham mill logs.


Page 6

Although trees around the river were abundant, they were scarce in Town. John Lineham, considered the “father of Okotoks”, was a force in the community, promoting the planting of trees in Town, donating the land for Sheep River Park, the United Church and St. James Roman Catholic Church, and sitting for a term as Mayor. Using his own wagon to haul trees into Town, Mr. Lineham would give them to anyone interested in planting.

The Lineham legacy lives on in one of the oldest remaining buildings in Okotoks - the Lineham lumber mill barn on Riverside Drive. This stately red building was constructed in 1897 for use by the lumber mill, and was once an award winning (butter) dairy for 20 years between the 1920’s and the 1940’s. The John Lineham legacy also lives on in our street names - Lineham, Martin (father-in-law), Elizabeth (wife), and Elma (daughter).

The first bridge across the river (1892), was part of a dam built for Mr. Lineham’s lumber mill. In 1898 the bridge was washed out in a flood, and it wasn’t until 1912 that a steel bridge replaced it. The steel bridge lasted until 1969 when the current concrete structure was built at a cost of $137 000. Soon, a third bridge will be built beside the existing one, at a rough cost of $2 million.

The agricultural and lumber economy diversified into brick making in 1900 with the opening of the first of several brick making plants in a place just west of Town called “Sandstone”. Twelve million bricks were manufactured during the peak year of 1912, only to shut down two years later at the outbreak of WW I. The Sandstone

Plant had a steam boiler and water - a natural place for bathing in the early years when indoor plumbing didn’t exist. However, the “weekly” bath for businessmen in the bathtub installed at the plant came to a rapid halt when a Coroner used it to thaw the headless corpse of Tucker Peach to conduct an autopsy.

In 1904 we officially became a “Town”, in the Northwest Territories, before Alberta was a province. As an official Town, we needed to create and enact Town bylaws. One of our first was an animal control bylaw that, unlike 1998 (dogs, cats, the occasional bunny), referred to horses, mules, donkeys, sheep, goats, cows, bulls, pigs, as well as cats and dogs.

In 1906 Okotoks was a “booming metropolis” with three hotels (accommodating 255 hotel rooms compared to the 58 rooms found in Okotoks today), two livery stables, five churches, five doctors and a hospital, one drugstore, two grist mills, one saw mill, one sash and door factory, three blacksmiths, one veterinarian, a mining engineer, three implement dealers, the Union Bank, a telephone operator, the Okotoks Review newspaper, three brickyards, a cement plant, and five stone quarries. By 1906, the population had hit 1900, a figure that would not be reached again until 1977. One might say that Okotoks had a more diversified economy in 1906 than we do in 1998!

We were lucky living in Okotoks in 1906, because we had telephone service. The “hello girls”, the phone operators who were an object of affection for locals, said goodbye to Okotoks in 1963 when the

switchboard closed. Electricity arrived in 1906, and by 1912 we were heating our homes with natural gas. Though we don’t think about getting in our cars to go to the corner store today, the arrival of the first car in Okotoks in 1909 was a major social event. The community suffered through a lack of public water and sewer system for many more years. Installed in 1952, many of the fine brick and wood buildings constructed during our early history were destroyed because of lack of water.

Economic success in the early part of the century led to efforts to attract more people to the community. The first town promotion produced in 1907 (“The Eldorado of South Alberta”) extolled the virtues of a disease free community. “I have much pleasure in presenting the following report of infectious and contagious diseases occurring within Okotoks during the year ending Dec. 31 1906: Diphtheria, one case (not contracted within limits); Typhoid, two cases. Yours respectfully, Henry W. Welch Jr. M.H.O.”

Recreation has always been at the centre of community life. There was a great deal of excitement in 1912 when the first indoor arena was built on the corner of Highway 2A and McRae Street. Destroyed by fire and rebuilt in 1920,a snowfall in 1925 resulted in the collapse of the roof. It wasn’t until 1929 that a new arena replaced its accident-prone predecessor, constructed where the library is now located. This building remained in use until 1983 when the Okotoks Recreation Centre replaced it.


Page 7

In 1998 we’re talking about improving the highways in and around Okotoks. In 1914 Council discussed fixing “dirt trails” between Okotoks, Aldersyde, Black Diamond. Land prices have also reached the 90’s. A lot purchased from the Town for $5.00 in 1917 will set you back more than $40,000 today. There is the good with the bad. In 1998 you know you won’t wake up to a horse or cow staring at you. In 1917, that was a possibility. Even though horses and cows were supposed to be properly tethered, away from sidewalks, animals were allowed to graze within Town limits.

Okotoks was boosted in 1913, courtesy of the discovery of oil in Turner Valley in 1913. Okotoks quickly became a regional oil distribution centre and was adorned with the title “Heart of Oilfields” because equipment stopped on the rail line in Okotoks before completing its road journey to Turner Valley. Locals had another nickname for the Town at the time - “a mile long, a yard wide and a smell all its own”. This rather nasty bit of marketing was due to the flaring of gas that could be smelled on a west wind in Okotoks, and the confinement of the Town between the river and the north escarpment. It was also said that one could read a newspaper in the middle of the night due to the glow produced by the numerous flare stacks. Phone activity boomed along with oil activity, with a record 210 long distance calls recorded in one month in 1928. Okotoks’ role as oil equipment distribution centre lasted into the 1950’s.

The period from 1925 to 1950 in Okotoks was a period of ups and downs. Men left to

fight in World War II, and many did not return. Okotoks “modernized” in 1929 with the removal of wooden sidewalks and hitching posts from Mainstreet. A coal mine opened briefly on South Railway Street in the 1940’s, and was joined by the Chinook Flour Mill that opened in Mahon House (# 4 Elma Street - still standing). The mill closed at the end of the war, but the house continued on, claiming the prize for the first indoor plumbing in a house in Okotoks.

Okotoks settled in for a period of stability from the 1950’s to the 1970’s. A sleepy town, the lumber, brick, and oil industries had dwindled away, leaving 600 faithful Okotokians to wait out the next economic turn. Era highlights included the rerouting of Highway 2A from Centre Street to its present location in 1953, creating expansion of Mainstreet in a westerly direction. This was a “right turn” for Main-street, which had to this point in history focused across and east of the railway station. Barb wire fencing between neighbors was prohibited in 1956. The Texas Gulf Sulfur Plant (known as CanOxy) opened in 1959, employing 45 people.

The economic up-turn came with the arrival of the commuter in the late 1970’s. The population boomed. The Globe and Mail in 1977 reported from Okotoks that “the hill people (those on top of the escarpment) had overrun Okotoks - an outraged boom town fights for its character”. The reason for the outrage? The population doubled in 1976 to 1928 people, the same population as had lived in Okotoks in 1906!

Growth did not stop our ability to enact bylaws that reflected social life of the day.

Bylaw A-316 was enacted in 1967: “When water and sewer have been installed on a property the resident has 30 days to remove their outhouse from the property...Penalty for failure to comply - $10 or in default, two days in gaol (jail)”. Remember when Sunday shopping was introduced and deemed to be controversial? Well, in 1970 participating in Sunday sporting or cultural events in Okotoks was illegal. Fortunately for sports and culture fans, Bylaw A-498 was rescinded.

The pace of life quickened and so did the Town’s need for facilities. The Town purchased the present Town Hall in 1974 for $14,941. The Recreation Centre opened in 1982 following a plebiscite vote. The library was constructed in 1991, and the fire hall was constructed in 1992. Today, the commuter is being joined by those employed in Okotoks as we once again, like in the heady oil days, evolve into a regional service centre.

For a good part of our history, community leaders focused on ensuring that the community would simply continue to exist. They paid for the basics - water, sewer, electricity, natural gas, and hoped for a good growing season so that farmers and ranchers would have money in their pockets. In more recent years, technology and innovation have created more opportunity for communities to intentionally choose a future for themselves. Our world is also more complex than it used to be, which presents a community with many options to consider when facing the future and planning for it.


Page 8


Page 9

An Intersection - Where Are We Now? Our community has arrived at an intersection in our existence following 110 years of legacy making by generations of Okotokians who have preceded us.

A glimpse of our history provides both inspiration and lessons for the years that lay ahead. They are the roots of a community tree that continues to grow and expand in new directions. The buildings, faces, and lives that have graced the community over the years ground us, and remind us that we have a great responsibility to continue to improve upon the contributions of those who have been and gone.

We are fortunate that a number of circumstances have coincided to present us with a remarkable opportunity that we can choose to seize or allow to slip away. The Municipal Development Plan offers an opportunity to enshrine Sustainable Okotoks principles as they relate to our physical environment in the form of long range policy. The Town will complete an Intermunicipal Development Plan with the M.D. of Foothills by the Fall of 1998. This document will establish our future relationship with our neighbors, and again we have a window of opportunity to include Sustainable Okotoks principles in the document.

Our current Town boundary will accommodate a population of 25,000 to 30,000 over a development period of 15 to 20 years. It is a coincidence the Sheep River is able to supply us with the water we need and allow us to put treated water back

into the river to a capacity of 25,000 to 30,000 residents. It is also a coincidence that our pollution control centre (sewage treatment) can undergo staged expansion to a population capacity of 25,000 to 30,000. Beyond this, the municipal cost to create new facilities is substantial.

The Sustainable Okotoks approach Council is advocating acknowledges our constraints and envisions only minor adjustments to our existing municipal boundary. The sustainable vision is not anti-growth, but a means of managing growth towards a destiny that acknowledges that there is a limit to the capacity of the environment.

There are alternative options to Sustainable Okotoks, including continuous growth without limits. However, Council public input conducted during 1997 and 1998 (e.g. community survey, Highway 2A, MDP survey) suggests a sustainable direction.

Sustainable Okotoks or any alternative vision of our future, are efforts to create positive change with intent. Sustainable Okotoks allows us to focus our strength and energies in one direction, and to operate on a day to day basis without losing sight of where we want to be. While a sustainable model will fundamentally alter what we do in areas such as urban design, economic development, and transportation, it does not alter our past and future efforts to plan for an attractive lifestyle-based community that is socially conscientious.

We owe it to our predecessors to grab our unique opportunity to choose a destiny

seriously. Many communities choose to react to the market and the world around them - even in today’s times. Some may prosper, some may falter, but what might bring fear to the hearts of many in these communities is a sense of unknown. In this “c’est la vie” (it is life) kind of world, what may happen to your home investment, down your street, or to your community are like rolling the dice.

Alternatively, in this MDP we describe an “ideal” Okotoks we wish to pursue, and begin a journey down that path with a focused effort to achieve what we have set out for us. People like predictability in a world of change. While some investors prosper and enjoy unpredictable stock markets, the majority prefer blue chip stability. On a sustainable path, there is an assurance for community investors that Council and Administration are, like hot chocolate and a fireplace on a cold rainy night, comfortably and predictably blue chip.

Town Council is advocating a “Sustainable Okotoks” path that will lead us into a future that pursues destiny rather than accepts fate. This path is not an easy one, and requires full community support to proceed.


Page 10


Page 11

A New Journey - Where Are We Going?I) Environment Scan - A Foundation

A number of trends in the environment around us will impact the manner in which we plan, and the choices we make as we implement Council’s vision and conduct corporate business planning:

• 50% of future Calgary growth for next 30 years (250,000) will occur on a south axis as far south as Pine Creek Campground (Calgary Plan). This will create substantial growth pressure on the Town of Okotoks, pressure that will challenge our ability to maintain ownership of our utility infrastructure and systems, and political independence from the City of Calgary.

• An employment centre containing 20,000 to 25,000 jobs will develop in Shawnessy Town Centre over the next 30 years on both sides of Macleod Trail. This will challenge us financially as workers seek refuge in the Town of Okotoks, resulting in a struggle to diversify away from our “commuter community” status into a self-reliant, mixed use service centre.

• It can be fairly argued that residential development does not pay for itself. While off-site levies are paid for expansion of specified infrastructure, they don’t pay for expansion of all infrastructure - library, town hall, etc. Communities need the tax dollars commercial and industrial

development contributes to municipal coffers because commercial development is a net taxpayer to the community (they do not get back in service what they pay in taxes). Commercial development therefore subsidizes residential development, creating an affordable tax environment for all. While we can live off residential development in the short term, all residences pay in the long term as taxes rise to meet service demands in the absence of a substantial and diversified commercial and industrial base.

• The population of the Town of Okotoks has increased by 53% since 1990. Between 1991 and 1996, Okotoks placed in the top 20 highest growth rate communities in Canada. Rate of growth is increasing in recent years to record levels. Okotoks experienced growth of 8.4% in 1997 amidst a record residential building start year of 237. 1998 is expected to bring new construction records. The five year economic outlook for the City of Calgary is for continued high growth rates.

• The population profile in Town is aging, creating need to plan for recreational, social and economic needs that may be quite different from our traditional planning for a family with school-age population majority in the community. The 45+ age group in Okotoks has risen from 13.3% of the

total population in 1986 to 20.7% in 1996. Most of this proportionate increase has come at the expense of the youngest in our community (0-4) , which has fallen from 11.8% of the population in 1986 to 7.4% in 1996. Aging population impacts a number of planning matters, including but not limited to housing, recreation, transportation, land use planning, and community and school facility planning.

• An aging Okotoks population trend is supported by provincial and national trends. In Canada, there is evidence that a baby boom echo will increase school populations until 2010 (Open Space Master Plan), following which school age population will rapidly drop. An aging population is forecast for Alberta. The 0-14 age group peaked at 35.6% in 1964, was 24% in 1986, and is forecast to decline to 15.5% by 2016. In 1986, 8% of Alberta’s population was 65+. It will increase to 15.9% by 2016. The median age of the Alberta population will increase from 29 in 1986 to 35-38 in 2006.

• Approximately 60% of the Okotoks workforce leaves the community to go to work (50% - Calgary, 10% - region). This ratio is very high, creating social issues and a consumer spending drain out of the community. However, this ratio has fallen from a high of 63% in 1990, perhaps indicating the start of a


Page 12

trend towards a regional service centre role.

• Home based business is a growth industry in Okotoks, employing 7% of the Okotoks workforce. This figure is substantially higher than the 1.2% recorded in 1990. Home based business offers the community an opportunity to move away from commuter community status, and create substantial inflow of income into the community, potential for reduced crime, and spin-off employment opportunity.

• There is a broad diversification of the types of employment residents are engaged in. Technology, innovation, and social changes in the workplace are freeing the labour force from traditional forms of work in traditional locations. This presents Okotoks with an opportunity, given its relative location, to attract an educated, knowledge and technology based industry reliant on a labour force that is “footloose” (e.g. office in the home, tele-commuting).

• The number of children per family is declining and families are becoming smaller. The birth rate has fallen from nearly 4 births per woman in the 1950’s to 1.9 in 1986 and is projected to fall to 1.4 by 2016. The average size of the Alberta family declined from 3.7 persons in 1971 to 3.2 persons in 1986 (Okotoks 3.29 in 1994) and is forecast to drop to 2.48 persons by 2006. The number of single parent families is

increasing. Alberta has the nation’s highest percentage of single parent families (10%) and this proportion is expected to increase at a rate of 1% every five years. After 1993 the impact of the shadow baby boom will lessen and the population will age rapidly.

• Of 99 Town-status communities in Alberta in 1997 (average 22% non-residential assessment), Okotoks ranks 85th in non-residential assessment ratio (11.7%). This relative “lack” of commercial/industrial assessment base challenges our ability to provide services within a reasonable tax regime.

• The Community Survey conducted in 1997 challenged assumptions that bigger is always better, re-focusing discussion on quality of development rather than quantity:

• 90% agree or strongly agree that present quality of life is high

• 83% agree or strongly agree that more employment opportunities are needed in Okotoks

• the lifestyle factors deemed to be most important to ensuring a desirable future lifestyle included policing/personal safety (51%), community size (33%), schools (32%), clean air (26%), and a pristine river valley (25%)

• the three biggest concerns were policing/personal safety (32%), community size (21%), and quality of life (16%).

• The “Desirable Future of Okotoks” workshop held March 13 and 14, 1998 with representation (30) from all Council committees, generated a number of “probable” futures based on an environmental scan of the world around us:

Demographic Theme:

• an altered demographic - older, extended families, more people together

• older population

• more aging population that has more leisure time

• older citizen needs

• aging of developed world workplace population

Theme Summary - the advent of an aging population will create a need for changes in residential development to accommodate non-traditional family units. Employment opportunities will arise to serve evolving social, health care, leisure/recreation, and transportation needs

Urban Theme:

• urban form - denser, more pollution, smaller, cheaper housing, more public transit, more mixed land uses (self-sufficient cells)

• increased emphasis on security

• use of different energy sources, producing increased transportation options


Page 13

• increase in community-based policing

Theme Summary - more options for living accommodation including densely settled developments as well as traditional single family homes. This will impact the delivery of services such as police, fire, education, and health. Public transportation will become more prevalent due to land costs and changing lifestyles, reducing one form of pollution and offering greater efficiencies

Leisure Theme:

• increased opportunities and demand for passive recreation

• society at leisure - green space as commodity, fewer common services, more individualism, more private sector/less government

• more passive recreation areas

• increased privatization of services (e.g. parks, campgrounds, rec. facilities)

• more user pay

• increase demand for green space

Theme Summary - future communities will see an increasing demand for individual and group recreational opportunities requiring a variety of open spaces, the cost of which will likely be borne by users

Cocooning Theme:

• solitary cocooners - less social interaction, less sense of community, more personal technology (shop, bills, work, play at home)

• increased subdivision of our society into private groups like schools, religion

• technological change will become the driver of society

• redefinition of sense of community by interest rather than by geographic location (leads to isolation)

• less commuting - more home based networking (Internet)

• more public participation

• gated communities

• increased demand for green space

Theme Summary - emerging technologies are redefining our sense of community from one based on physical location to one based on common interests and needs. This change manifests itself in gated communities, home based employment and commerce, chartered/private schools, global rather than local relationships, and an insular society

Environment Theme:

• action on environment - water quality, air pollution, cleaning up of past mistakes, stronger regulation, health and lifestyle driven, demand for green space “systems”

• alternate sources of energy

• increased environmental awareness and demand for stewardship

Theme Summary - increased global awareness of the plight of the environment will lead to increased effort to steward the

environment. Pollution concerns will require preventative and clean up measures to solve past problems and the future will require cleaner energy sources. There will be more awareness of how non-renewable resources are used and how by-products are disposed of. There will be initial cost but payback times should be relatively short and sustainability should be enhanced

Government Theme:

• regional, more efficient government

• more public participation

• more community based policing

Theme Summary - a trend to more regional governments with a shift of responsibility for more efficient management and planning will occur - but not necessarily a shift of power or financing. Emphasis will be placed on partnerships and public participation that will be evolving over the next 20 years.

II) Conclusions

A great many of the views expressed over the last two years of public participation surrounding various issues challenge assumptions we’ve held since World War II in our society. Since World War II in a mass market, consumer drive society, we collectively have obtained a rush out of seeing new things and development. It’s a natural feeling - like tying shoes. Only recently in community planning research, and the growth of sustainable development discussion (as illustrated by the Okotoks Community Survey) have we collectively really begun to think about the implications of growth without limits - gridlock, pollution,


Page 14

crime, population density, lack of water and other resources, and denuding of the natural environment both at home and abroad.

Environmental trends point to a number of required planning shifts - including but not limited to passive rather than active recreation, adjustment for older population, shift in activities to “fishing and viewing” and away from “hunting”, increasing demand for quality outdoor experiences and interpretive and outdoor skill programs, growing advocacy for sustainable development, increasing concern for quality and preservation of environment.

Economic trends point to a number of required planning shifts - demand for leisure services will expand in response to aging, value shifts, ethnicity shifts, holistic and demand for health and lifestyle and life long learning. However, traditional resources to support such expansion will be limited. The “fur coat effect” will strengthen -- a strong possibility that consumptive forms of recreation will fall into disfavor as energy becomes more valuable, the environmental movement takes hold, discretionary income diminishes and pressure to restrict tax increases persists. A shift to less consumptive activities (e.g. downhill to cross-country) will take place, including lack of support for artificial energy consumptive indoor environments (pools and arenas). There will be pressure for public agencies to be leaders in a growing trend towards “voluntary simplicity”. Support for naturalization of urban park land to protect habitat and sensitive natural environments will increase - but so too will the desire to keep costs down and to return

to the days of play, picnics and walks in “the woods” or “the ravine”.

Changing values point to a number of required planning shifts - a growing emphasis on the individual and his/her community, a greater quality of life, and the pursuit of “wellness”. There will be an increasing awareness of the environment and the knowledge that its management, protection and preservation will be seen as the responsibility of all society. There will be continued and growing demand for recreational opportunities and leisure time activities, as well as improvement in volunteer ethic and involvement.

III) The Next Step

• The “Desirable Future of Okotoks” workshop held March 13 and 14, 1998 with representation (30) from all Council committees, generated a set of desirable futures based on a scan of the environment around us:

• improved life long learning opportunities

• provision of both active and passive recreational and cultural opportunities, including linked open space systems

• improved environmental standards

• active participation in regional initiatives

• holistic approach to community well-being

• healthy ratio of residential to industrial development (65:35). Clean industry

• management to not exceed the carrying capacity of the Sheep River watershed

• a safe community

• a vibrant downtown

• a variety of residential options

• a place where spiritual, artistic and aesthetic values are respected and encouraged

• all age groups have their safety, health, recreation, housing, employment, and education needs met

• growth coordinated at a regional level

• water quality maintained

• a pristine Sheep River valley

• strong land use control in place

• community ownership of facilities and infrastructure

• adequate health facilities are in place

• the history of Okotoks is maintained

This vision outlined above is encapsulated by Sustainable Okotoks principles, and supporting corporate and Council goals and vision statements which have guided the policies outlined in this Legacy Plan.


Page 15

Town Council established a Vision for our community in 1996:

“In the year 2010, the City of Okotoks, in the pristine Sheep River valley, will be an environmentally sensitive and responsible community of people who enjoy a quality of life and a shared vision of prosperity and harmony. Through participative local government the City will demonstrate regional leadership in sustainable development, economic partnerships and a holistic approach to community well-being. Okotoks will be synonymous with vision and accomplishment.”

Council established four goals to direct their own actions and those of Administration in the context of the vision statement:

• Okotoks will provide to its community the right services in a superior way at a reasonable cost

• Okotoks will achieve a dynamic and diverse economic base

• Okotoks will demonstrate leadership as an environmentally conscious community

• Okotoks will achieve excellence in public governance

A Corporate Business Plan (1997-1999) lays out a course of action to meet or exceed these goals.

In many ways, community survey results and public participation conducted over the last year reflects a deeply intuitive sense

about general societal trends that will change the way we plan for the future. Whether it is the environment, our demography, or technological advancement, the environmental scan outlines a series of issues that must be considered. The task of this MDP is to respond to these critical issues, minimize the impact of negative trends, and support positive trends in the form of policy.


Page 16

The Legacy Okotoks Municipal Development Plan

Page 17

GeneralVision Statement

The policies established in this section of the Municipal Development Plan are formulated to serve, in conjunction with the provisions of the Land Use Bylaw, as a day to day reference and basis for decision making regarding land use planning and development in Okotoks.

82% of respondents to the MDP survey indicated that the Town should refuse development if it does not comply with sustainable design principles. A substantial number of comments have been received through the MDP survey and the Community Survey that express a distaste for creating “another suburb of Calgary”.

These findings will be reflected in policies and design standards that apply sustainable principles and incorporate a desire to maintain a unique environment that preserves small town atmosphere.

Policies - General

1) Council and its approving authorities shall encourage innovative developments through flexibility in application of the Municipal Development Plan, Land Use Bylaw, and other municipal regulation, to create a vibrant, unique development architecture and site design in Okotoks

2) The design of new development, whether residential, commercial, or industrial, should consider topography, tree cover, view potential, orientation to receive direct sunlight, noise from adjacent roads, and impact on existing development and roads

3) Where in-fill development is proposed adjacent to sites or areas within already built-up urban environments, Council and its approving authorities shall promote and encourage the use of architectural styles, features, and characteristics which exemplify local history and architecture and complement the existing adjacent development. Council should encourage the preparation of in-fill guidelines to assist approving authorities in deciding on in-fill proposals.

4) Council shall refuse development if it does not comply with sustainable design principles (emphasis on high quality architecture, nodal rather than strip commercial development, attractive and limited signage, creation of pedestrian linkages,

mixed land uses in new neighbourhoods, broader range of housing mix, quality landscaping)

5) The approving authority, when reviewing subdivision applications, development permits and park development schemes proposed by developers, shall take into consideration the safety of its citizens, and in particular those more vulnerable to crime such as children and women.

6) The municipality, when developing parks and other public facilities shall take into consideration the safety of its citizens, and in particular those more vulnerable to crime such as children and women.

Okotoks Municipal Development Plan The Legacy

Page 18


Page 19

Parks/Pathways Vision Statement

MDP Community Survey results show that 69% of respondents believe the Town should spend money to purchase more green space like environmentally significant lands. 48% believe there is the “right amount” of park space in Okotoks, while 46% believe we “need more” or “need a lot more”. The desire for more park space is a challenge for the future as we expand outward away from the river valley lands - a land base that comprises a substantial portion of open space in Okotoks, while being legally restricted to 10% dedication of new park lands in new neighbourhoods. Okotoks will proactively meet this challenge through expansion of a linked and linear open space system, establishment of connections to the central river valley lands through parkway linkages, and an aggressive forest management strategy.

An aging population will define the way we see and visit parks, recreation facilities, and open space systems. Based on demographic trends, the period of most rapid growth and expansion of facilities will be the 1990’s, following which the parks and recreation system will be gradually redesigned to respect and respond to the needs of an aging population more so than a dwindling school-age population. The challenge will be to maintain and improve the quality of opportunities for children while greatly expanding adult services (Open Space Master Plan).

The green revolution will change our lives...our leisure, parks, and recreation facilitates (Open Space Master Plan):

• move to sustainable economies and conserver society

• increasing willingness to temper materialism and reduce personal consumption

• move to environmental accounting (impact assessment) will continue

• people power and pathways will increase in popularity

• herbicide and pesticide use will be further restricted

• protection of natural areas to become a prime mandate

• increased emphasis on outdoor education/recreation

• naturalization of many parks

• concern regarding energy needs of artificial environments (out of season ice and water)

Trends in recreation participation patterns will result in a:

• move to individual sports and away from team and highly structure sports

• move to environmental activities (hiking, photography, outdoor education)

• move to linear activities (walking, jogging, cycling, river running)

• broadening interest in fitness and move to holistic and wellness approaches

• seniors will be much more active and involved

Okotoks has a high level of recreational development, which reflects the demands of both the community and the adjacent rural population. It is Council’s intent to maintain this high level of development by ensuring that a hierarchy of open space lands will be provided. This will be accomplished primarily through the dedication of municipal and environmental reserves at the time of subdivision, pursuant to the relevant sections of the Municipal Government Act. Council may also consider purchasing lands to augment municipal or environmental reserves.

Park/recreation land should vary in both size and function and may include natural open space areas, tot lots (connected to open space system rather than isolated), playgrounds, neighborhood parks, or major recreation facilities such as the Okotoks Recreation Centre. Pedestrian and bicycle pathway systems to connect various parks, school, recreation or community facilities, and employment centres, shall be considered an integral part of both the Town’s overall park system, and the transportation network.

In a community survey conducted in 1992, the park theme receiving the highest priority for development was “natural


Page 20

areas” (60.6%), followed by “passive/unstructured areas” at 56.9%.

Medium priority (50%) was assigned to ‘interpretive areas’. The activities and opportunities that more than half of respondents felt must be available included environmental protection (78.5%), play structures (55.1%), pedestrian bridges for safe river crossings (51.3%), and pedestrian pathways linking communities.

Pedestrian access both across the Sheep River and to the various districts in Okotoks was considered by a slight majority as being necessary in parks and open space development. The activities that were selected as “must have” by 40% were walking/jogging, picnicking, and skating. The provision of wildlife habitats was supported by 43.9% as being necessary.

The activities with more than 50% choosing “would be nice” were biking (54%), tennis (52%), interpretive areas (54.4%) and cross country skiing (55.6%). There were two opportunities where respondents had mixed opinions as to their need for inclusion in the open space system. They included softball diamonds and large open space areas. At a public meeting held in 1992 regarding open space, pathway development along river valley had the most support given limited financial resources, and first priority for park development was natural areas.

In 1995, Town Council and Administration identified that an Urban Forest Management Plan was needed to give direction to replacement of trees within

town, due in part to the maturity of poplar trees planted in the late 1970’s and the early 1980’s. In reviewing information available on the Okotoks park system it was noted that there were no standards for park development or operation. Existing issues included lack of tree maintenance, need to remove trees and stumps, need to define appropriate type of trees/vegetation to be planted, lack of standards for maintenance and planting, little or no budget for replacement of trees, replacement of trees after removal, and natural areas management practices. By developing an Urban Forest Management Plan these standards will be created and implemented.

Targets

• Environmentally significant lands are 95% preserved (5% for path development), to protect fragile natural areas and features from intrusions or urban development, particularly in the Sheep River floodplain and the escarpment areas by prohibiting non-compatible uses in these areas

• 100% of lands identified as requiring restoration to a natural state are restored by 2010

• In addition to municipal and environmental reserve dedication requirements outlined in the M.G.A in new neighbourhoods, the private sector voluntarily funds 25% of the cost of purchasing any additional lands purchased for park or open space systems

• Public parks, recreation areas and associated facilities meet the growing and changing needs and desires of the community through an approximate build-out allocation of municipal reserve within the community such that 19% is parkways and linear open space, 4% is tot lots, 37% is neighbourhood and community parks, and 40% is school sites.

• A healthy urban forest is developed and maintained within the Town of Okotoks. 50% of identified tree replacement has been completed by 2005, and 100% by 2010.

• Approximately 20% of gross land area within the Town is available as public open space and pathway systems (existing - 20.7% including the river, ER, credit and non-credit reserve)


Page 21

Policies - Parks/Pathways

All future proposed parks shall be evaluated by Council and its approving authorities in terms of their compliance with the goals of this Plan, the Okotoks Land Use Bylaw requirements and provisions, and with the following policies:

1) The following lands may be considered as non-credit reserve unless it is part of a larger reserve parcel:

• reserve encumbered by an right of way containing utilities;

• pathways within reserve parcels deemed necessary to provide for a comprehensive walking environment within the Town; and

• buffer strips.

2) A variety of parks of different sizes and functions should be integrated into new residential development areas. Table 1 summarizes the park types desired in the community and provides criteria for the provision of reserve to achieve a balanced distribution of open space in the community. Parks should range from small tot lots to larger recreation areas and will be governed by the following factors and principles:

• the need and/or area required for a school site within the residential development area will be considered, but shall be minimized so as to ensure adequate provision of a linear/linked open space/pathway system in the neighbourhood;

• a comprehensive system of pedestrian walkways and trails extending into adjacent residential development and providing linkages between playgrounds, school, open space areas, the Sheep River Valley, park facilities, employment centres, and residences shall be established;

• playground and tot lot facilities generally should be located on local residential streets and should be accessible to the immediate neighborhood and the pathway system;

• neighborhood parks and larger recreation areas generally should be located along residential collector roadways and

provide adequate parking for users as well as good accessibility to the entire residential development;

• where multi-unit housing is proposed, provision should be made for the location of public or private open space within close proximity and with easy accessibility

• where tot lot sites and school facilities are located adjacent to high traffic roadways, the proponent of the development shall provide fencing to act as a deterrent for children entering onto public roadways while also enabling access from the community into the playground. Fencing, if required, shall be encouraged to be of non-traditional form and shall be of innovative, high aesthetic quality.


Page 22

Table 1 Park Type Purpose Age

Group Overall Allocation Priority Commentary/Planning Criteria

Current Recom-mended

Parkways and Linear Open Space

provide parkways from the river valley into neighborhoods and provide other key open space connections between various types of parks

all age groups

3% 19% Very High

• acquire through reserve dedication • design to create an aesthetically pleasing walking environment by

meandering parkways through neighborhoods, incorporate natural amenities and provide appropriate improvements e.g. benches, view points

• minimize number of road crossings • minimum width of 20m for parkways and minimum width of 10 m for open

space links other than parkways with variations in alignment and width to avoid a tunnel effect and create an aesthetically pleasing pedestrian environment

• provide parkways within 800 m walking distance of every dwelling Neighbor-hood/ Community Parks

provide neighborhood focal points, accommodate community facilities and play fields and beautify residential areas

all ages 43% 37% High • acquire through reserve dedication • locate centrally within neighborhood relative to population density • size from 0.4 to 4.0 ha • integrate into the greater open space system through linear connections and

parkways

Tot Lots provide park space for play ground facilities and provide open space within close proximity to all dwellings

smaller children

6% 4% Medium • acquire through reserve dedication • provide play ground facility within 200 m walking distance of every dwelling

unit • provide one or more direct links via linear parks or parkway to other parks in

the neighborhood • size from 0.1 to 0.4 ha

School Sites to provide land for education facilities for school aged children

school aged children

47% 40% Medium • acquire through reserve dedication to provide sufficient number of school sites for Okotoks students and land purchase for schools intended to serve students from other municipalities.

• the town requires 2 more school sites to serve its build out population of 30,000. As a result the provision of school sites is not as high a priority as the provision of other forms of open space.

• maximum size of 4 ha for elementary school sites, 6 ha for junior high sites and 10 ha for senior high sites


Page 23

3) Four major parkways (Meadow, Mountain View, Sanctuary, Ravine) inter-connected with other types of parks shall be developed to link new development areas to the Sheep River Valley open space system and the two parkways contained in the Sheep River Valley (Sheep River North, Sheep River South) (Figure 3). These four parkways shall:

• be designed to accommodate a recreational pathway;

• be landscaped to provide a pleasant park environment for pedestrians; and

• connect neighborhood tot lots, neighborhood /community parks and school sites and other linear parks where feasible.

Parkways (Policy 3)

MountainView

Parkway SanctuaryParkway

RavineParkway

MeadowParkway

River

Hig

hway

2A

Escarpment

Highway 7

4) A comprehensive pathway system, illustrated in Figure 3 , shall

be developed within the Town to provide for the recreational, transportation, and access needs of all of its citizens. The system should be designed to not only provide traditional

recreation opportunities, but to provide a logical and efficient routing between places of work, recreation, schooling, shopping, and home. Pathway systems shall incorporate benches, seating areas, and waste disposal containers of uniform design, and should consider the potential for the addition of interpretive programming in the form of signage. This hierarchical system, shall include:

Recreational Trails (Parkways)

This category of trails is intended primarily to accommodate recreational biking, walking etc. through amenity-rich areas of Okotoks. Such trails will be well separated from the road system, buffered from land uses abutting the open space system in which the trail is located, and have a minimum number of road crossings. This pathway type is planned along both sides of the Sheep River (Sheep River North and South Parkways), along the Sheep River escarpment and within the four major parkways identified in Policy 3 of this Section.

Multi Purpose Trails

This category of trails is intended to serve both the recreational and transportation needs of pedestrian and bicyclists throughout Okotoks. Such trails should be separated from the road system as much as possible and involve a minimum number of road crossings, but may have more exposure to the road system than the Recreational Trail system. This pathway type is planned to provide key loops and links between pathways and open space through areas that do not contain parkways or similar open space corridors. These trails will provide efficient connections to the Recreational Trail system, as well as serve as an efficient year-round transportation connection between work, home, recreation, and daily shopping needs.

Local Trails

This classification of trails is intended to serve both the recreational and transportation needs of pedestrians and bicyclists within individual neighborhoods. Such trails should be separated from the road system as much as possible.


Page 24

This pathway type is planned to provide direct links from each neighborhood to the recreational and multi-purpose trail system.

The Path Hierarchy (Policy 4)

River

Parkway

Multi PurposeTrailalong Road

RecreationalTrail alongRiver

Road

Road

RecreationalTrail withinParkway

Local TrailConnector

drawing1 5) Recognizing that Okotoks is a community that cherishes open

space and recreation opportunity, Council should work to achieve a greater proportion of the land base within the community as open space by encouraging 20% of gross land area of Okotoks to be available as open space and pathway systems.

Where the combined area of environmental reserve and 10% municipal reserve dedicated by a developer does not constitute approximately 20% of the developers original land holding, the Town will consider purchasing additional land for open space in an effort to achieve approximately 20% open space.

6) Where an open space pathway intersects with a local residential street at mid block in new development areas, the pavement shall be tapered. In addition, where an open space pathway intersects with a local residential street at mid block in

an existing area in Okotoks, the crossing should be tapered at the time substantial road repairs are undertaken at the crossing.

Rationale

• A taper provides a distinct feature to the motorist of the crossing and access to the open space system, eliminates parking in the vicinity of the crossing, reduces the distance across the road for pedestrians and provides space to provide additional landscaping.

Mid-Block Tapers (Policy 6)

drawing4

Park/Parkway

Park/Parkway

Road

Path

7) Where reasonable, efforts should be taken to have drainage

flow in the pathway, rather than in a concrete swale.

Rationale

• Concrete drainage swales create a hard edge between residential lots and parks, reducing the aesthetic quality of the park. In some instances, a paved pathway can accommodate drainage in the same way a swale is used.

8) The Town should adopt a multi purpose park bollard of uniform design and colour for all new development areas in Okotoks. Such a bollard should be designed to incorporate the parks’ name, directions, and other relevant information.


Page 25

Park Bollards - Conceptual (Policy 8)

Name

Park

drawing3 9) Council shall encourage Town entrance and downtown

entrance feature landscaping and maintenance to signify entry into the community, raise community pride and beautify the community.

10) Visitor parking shall be provided adjacent to collector and arterial roads servicing major park and recreation areas, and shall be located at a logical location in relation to all facilities in the area to maximize parking lot usage. All such parking facilities shall be provided to the satisfaction of Council or its approving authorities as per the requirements of the Town of Okotoks Land Use Bylaw.

Visitor Parking - Conceptual (Policy 10)

School orother Public

Facility

Play Fieldor Park

Path to RiverValley or

other Amentity

Parking

Road

Drawing 12 11) The following criteria shall be used when the Town disposes of

parks:

• The park’s size and shape render it unusable for an appropriate open space use or is too costly to maintain;

• Another park space of similar function is located in close proximity;

• The funds generated by sale of the park are used to buy other park land in the Town

12) Council should encourage private and volunteer purchase or donation of lands for open space, environmental reserve, or recreational purposes.


Page 26

13) As per the contents of the Urban Forest Management Strategy, the following policies shall be implemented:

• Develop a landscaping standard for parks that includes number of trees/m2 and recommended species

• Develop a list of trees that should be planted and in which areas by October, 1998

• Develop and implement planting standards by June 1998 that meet or exceed Canadian landscape standards

• Develop and implement maintenance standards and schedules for public trees by October 1, 1998

• Develop cost-sharing programs by developing partnerships by December 31, 1998

• Develop and implement tree removal guidelines by June, 1998

• Develop information programs to assist citizens with their role in urban forest management

• Develop a 5 year plan, including budget to be implemented by December, 1998.

14) Council shall encourage private sector partnership (e.g. community associations, memorials, private land donations, construction of private facilities) in development and maintenance of open space and recreation systems.

15) As per the Northeast Okotoks Area Structure Plan, Council shall require conservation of the wildlife sanctuary in the SE 34-20-29-W4M and NE 27-20-29-W4M.

16) Council should encourage the dedication of one regional park north of the river (CanOxy), and one regional park south of the river to augment the Sheep River and Lions Park (Open Space Management Plan, 1992). These parks should have a minimum size of 10-16 ha each, and contain regional park facilities outlined in the Open Space Management Plan.

Wildlife Sanctuary Preservation - Policy 15

WildlifeSanctuary

River

Hig

hw

ay 2

A

Escarpment

Highway 7

Regional Park Location Options (Policy 16)

Option 1

Option 2

(using existingopen space

around FCHS)

Option 3


Page 27

Figure 3 - Parks, Parkways and Community Facilities

Sheep RiverEscarpmentParkway

SheepRiver N.Parkway

Sheep RiverS. Parkway

Sep. Elementary

Public ElementaryPublic Elementary

Public JuniorHigh School

Public Elementary

Public HighSchool

Sep. Elementary

FireStation

Rec. CentreBird Sanctuary

E. CrystalaireNeighbourhoodPark

MountainSt. Natural

Area

Sheep River Ridge Natural Area

LibraryTown Office

Cultural Centre

N. CrystalaireNeighbourhood Park

D'ArcyNeighbourhood

Park

CimarronNeighbourhoodPark

E. Cimarron Park

CanOxy Park

N.Sheep River

NaturalArea

SheepRiverPark

PoliceServices

CrocusRavineNaturalArea

Kinsman Park

Ravine Parkway

SanctuaryParkway

Mountain ViewParkway

Meadow Parkway

SchoolsFacilitiesOpen Space Destinations

Community Centre

Separate HighSchool

Local Pathways

LegendRecreation PathwaysMulti Purpose Pathways

P8

School Objectives

• provide sufficient # of school sites for build out population

Facility Objectives • provide second fire hall in south

Okotoks • provide major health centre site • provide second Recreation Centre

in south Okotoks • identify future facility needs and

locations Parks Objectives

• minimize provision of tot lots • acquire river valley lands

(floodplain) and escarpment lands • connect all major parks and

facilities with parkways • provide green space within 800m

of every dwelling Pathway Objectives

• provide continuous pathway on both sides of the river and on the north and sourth escarpment

• provide looped pathway system for recreational use

• plan for links to regional pathways (e.g. Trans Canada Trail)

• plan for 5 river crossings (2 road bridge crossings, 3 pedestrian-only crossings)

• require 100% of pathways in new areas to be paved and off-street

• include interpretive signage where appropriate

Natural and Amenity Areas Objectives

• preserve natural areas • provide appropriate amenities

such as benches, picnic tables etc. at key locations in open space system


Page 28

17) To support year round, sustainable modes of transportation, Council should consider maintenance of pathways for both summer and winter use (snow removal in winter) (Open Space Management Plan).

18) Roads consume approximately 30% of total space in Okotoks, and are an important perceptual element of the community that impact economic development, beautification efforts, and tourism. For this reason, the Town shall include Highway 2A, Elizabeth/McRae Streets, and “gateway” collector and arterial streets as part of urban forest management plan. A planting and maintenance program shall be identified, including a requirement for boulevard planting (middle, and/or sides) that may require modification to road design standards.

19) The Town should promote the long range development of pathways that extend beyond municipal boundaries to link to a regional open space and pathway system, particularly along the Sheep River to Black Diamond/Turner Valley and Sandstone Coulee (OSMP)

Regional Pathway System Connections (Policy 19)

ToBlack

Diamond

ToSandstone

Coulee

ToCalgary

ToHighRiver

20) The Town should identify a planting program to signify the four corners at Highway 2A and Elizabeth Street as the most significant intersection in the community

21) The Town should develop and conduct, in partnership with service clubs or other volunteer organizations, an annual clean up program for all open space areas in Okotoks, including the river valley

22) All parks, open space areas, athletic fields and pathways shall be barrier-free, including but not limited to sidewalk curbs, pathway width, and slope grading to ensure the use potential is maximized.

23) The Town shall continue to implement an Integrated Pest Management Program

24) The Town shall strive towards a vandal-free park system through public support and assistance, design and materials for furniture and buildings, plantings, lighting of key areas, and maintenance levels

25) Signs, furniture and lighting erected throughout the parks and open space system will be strategically located, and will maintain consistent design criteria and materials

26) The Town shall encourage municipal and private property adoption of ‘xeriscaping’, a low maintenance and drought tolerant form of landscaping that conserves water resources. Municipal property should serve as models for development of this form of landscaping.

27) The pathway system - a “road system for people”, shall be designed with the following principles in mind:

• all pathways outlined in Figure 3 shall be paved, and off street in new development areas, and shall be provided by the developer in new developments.

• the Recreational Trail (Parkway) system should attempt to connect major desirable amenity nodes, defined as schools, employment centres, natural areas, and recreation and/or cultural facilities


Page 29

• the pathway system shall be looped for recreational purposes where possible

• the Town shall commit to complete the Recreational Trail/Parkway system on both sides of the Sheep River within Town boundaries

• the pathway system shall provide for potential future links to a broader regional pathway system

• MR credit will be given to parks and pathways affected by short term storm detention (e.g. trap low). MR credit will not be given for long term storm detention unless the developer comes forth with an innovative concept that illustrates how storm detention systems can maintain recreational use. In these cases, MR credit may be given to the balance of lands used for storm water detention

28) The Town should work with the development community to evaluate lot grading techniques that will reduce soil and sub-soil compaction, increase watering efficiency, and reduce water consumption

29) As a general principle and where land ownership permits, reserve required as dedication for industrial or commercial land uses shall be deferred into residential areas for the purpose of augmenting parks serving residents of the area. Exceptions may be made, at the discretion of Council, where reserve in an industrial or commercial land use has good pedestrian access, is buffered from adjacent commercial or industrial buildings and road systems, augments the amenity of a “business park”, provides a pathway connection between work and home, and otherwise is compatible with a comprehensive plan prepared for a new neighborhood.


Page 30


Page 31

Urban Forest Vision Statement

The urban forest is the collective grouping of tree, shrub, and other vegetation on both public and private lands. Okotokians cherish green spaces, natural areas, and planted vegetation in Town. Vegetation is a foundation for sustainable development in its ability to reduce and conserve energy consumption through shading, wind protection, and decreased irrigation and water consumption. Vegetation is a critical component of visual aesthetics, and Okotoks will strive to maintain vegetation and plant new vegetation in gateways and other strategic locations throughout the community. Where a municipal role in treeplanting has in the past largely been restricted to parks and open spaces, the Town shall expand this role in future to include streets and the downtown as a cornerstone of the urban forest.

The Town intends to expand its role in management of the urban forest, proactively undertaking its own initiatives and forming new public-private partnerships to build and maintain the urban forest. Built-up areas lacking vegetation will be retrofitted, while standards will be enforced to require developers to landscape new neighbourhoods.

Targets

• The private sector pays 50% of the cost of retrofitting landscaping in developed areas through new public/private sector partnerships.

• The private sector (developers) pays the cost of landscaping in new neighbourhood cells (boulevards, all reserves, and tree/landscaping obligations involving front yards)

• Signature planting species for parks and boulevards that strive to make Okotoks unique are identified. 50% of un-vegetated boulevards capable of sustaining planting are planted by 2005, and 100% are planted by 2010

• 95% of natural areas remain in a natural state by 2010, with the remaining 5% dedicated to pathways

• Xeriscaping is explored as a means of reducing cost, restoring natural areas, and reducing water consumption. 10% of municipally-owned lands are xeriscaped by 2005, and 25% by 2010.


Page 32

Policies- Urban Forest

1) Residential Lots

• all developers shall provide at least two trees of an approved species per internal residential lot and five trees per corner lot, to be planted in the front yard, boulevard, or the street right of way. The Town prefers trees to first be planted in the boulevard or street right of way to create strong streetscapes, with the remaining tree requirement to be planted in private yards.

2) Residential Streets and Existing Roads with Boulevards

• a standard boulevard tree(s) for Okotoks shall be selected, and developers shall be required to plant boulevard trees in new neighbourhoods. A suitable and drought tolerant variety of species shall be selected by the Open Space Management Business Centre to limit the impact of tree disease outbreaks

• along collector roads with few or no boulevard trees, boulevard trees shall be planted along both sides of road (e.g. south side of Okotoks Drive)

• along collector roads with boulevard trees, inappropriate species shall be removed and missing boulevard trees shall be replaced using prevalent species on the road (e.g. N portion of Robinson Drive, Crystalaire Drive, and Woodgate Rd.)

• other boulevard tree species within new residential neighborhoods may be permitted conditional upon the developer having a tree planting master plan for the neighborhood

• where islands are provided on collector roads, islands shall be landscaped and where feasible trees and/or shrubs planted

3) Major Roads

• boulevard trees (see above for species selection) shall be planted along the following roads:

• N side of Milligan Drive between Downey subdivision and Centre Ave.

• Southridge Drive between the Sheep River and Hunters Gate

• Big Rock Trail from Southridge Drive west to Town boundary

• trees shall be planted within the islands along Northridge and Southridge Drives where feasible

• trees and shrubs (mix of low maintenance species) shall be random planted to achieve both a tree canopy and screening along the following roads:

• E side of Northridge Drive between Banister Gate and escarpment

• S side of Milligan Drive between Centre Ave and Downey Ridge subdivision

• Both sides of Centre Ave. from Milligan Drive to Escarpment

• S side of North Railway St. from Lineham Ave. to Town of Okotoks Operations Centre

4) School Sites

• trees and shrubs (mix of low maintenance species) shall be randomly planted around the perimeter of play-fields associated with schools visible from the road system (e.g. S and W sides of Big Rock School) to increase the tree canopy and improve the appearance of these large reserve parcels

5) Natural Areas

• natural species shall be randomly planted along the N escarpment


Page 33

Boulevard Tree/Shrub Landscaping Priorities (Policy 3)

6) Partnerships and Public Relations

• to ensure survival of boulevard and other plantings on public property, the Town shall conduct a public relations program to encourage an Adopt-A-Boulevard Tree Watering Program

• the Town shall consider innovative options to encourage boulevard and other planting, including a memorial planting program that pays a legacy tribute to those who have passed on.


Page 34


Page 35

Escarpment and Shoreline AreasVision Statement

The natural environment and setting of Okotoks, including such natural features as the escarpment areas and the Sheep River with its associated shorelines and floodplain, have been and continue to be a major factor in shaping the design and character of the Town. These features also contribute to making the community a desirable place in which to live.

Environmental trends (passive rather than active, adjustment for older population, increasing demand for quality outdoor experiences and interpretive and outdoor skill programs, growing advocacy for sustainable development, increasing concern for quality and preservation of environment) will require more attention to lands already designated as Environmental Reserve or Natural Park Land. This attention will be required to ensure long term protection and a stewardship philosophy. It will require increased provision and/or facilitation of environmental education opportunities. It will necessitate full support of voluntary groups who are prepared to actively involve themselves in acquisition, protection, development and/or programming of natural areas. It will require continued development of the pathway and trail systems both within natural areas and to provide access to them (OSMP)

The escarpment areas are comprised of the steep sloped features lying north and south of the Sheep River (referred to as

the “north escarpment” and the “south escarpment” respectively).

Where possible in the past, portions of the escarpment have been taken as environmental reserve, though many areas of the north escarpment which abut urban development remain to be secured. It is Council’s intent to preserve and protect the escarpment from future urban development, retaining these areas as natural open space or, in some cases, permitting a limited “intrusion” of recreational activities (e.g. bicycle pathways, toboggan runs). Where acquired, these areas shall be integrated with the community’s parks and open space systems, and shall be linked to other recreation areas via pedestrian and bicycle pathways.

The Sheep River and its floodplain comprise two of the Town’s most valuable amenity features. Some urban development has taken place within the floodplain, and additional pressures for increased development have led to a practice of restricted development in this area. It is Council’s intent to restrict urban development in the Sheep River floodplain. Council shall attempt to secure the entire river valley area as natural open space for conservation, public use and enjoyment.

Targets

• 100% of undeveloped (as of 1998) escarpment and river valley lands within municipal boundary to be purchased by the community by 2005

• The private sector funds 25% of the cost of purchasing river valley and escarpment lands through new public/private sector relationships

• 100% of undeveloped (as of 1998) escarpment and river valley lands purchased by the community to be retained and rehabilitated to a “natural” state by 2010


Page 36

Policies- Escarpment and Shoreline Areas

1) Council shall use “environmental reserve” as a means of preserving and protecting natural and/or environmentally sensitive areas in their natural state

2) The development of a comprehensive and continuous open space system utilizing the river valley and escarpments as a central focus of recreational activity shall be encouraged

3) The escarpment and all associated features including ravines, gullies, coulees, side draws, and similar related natural elements and characteristics with slopes of 15% or more shall be restricted to recreational uses, linear parks, natural open space areas, and pedestrian/bicycle pathway systems

4) With a slope stability analysis verified by Alberta Environmental Protection which indicates that development will not impair the stability of the slope or integrity of the open space system, subdivision property lines shall coincide with the slope stability line. Depending on open space requirements, credit municipal reserve may be required to increase the open space along the escarpment. In the absence of a Geotechnical or slope stability analysis, the following setbacks shall apply:

• A development setback of 30.48 metres (100 feet) from the “top of slope” as designated by Council, in consultation with Alberta Environmental Protection and any other agency as deemed necessary by Council

• A development setback of 15 metres (49.2 feet) form the “toe of slope” as designated by Council, in consultation with Alberta Environmental Protection and any other agency as deemed necessary by Council

• A subdivision property line setback of 24 metres (78.7 ft) from the “toe or top of slope” as designated by Council, in consultation with Alberta Environmental Protection and any other agency as deemed necessary by Council

• In no case may subdivision property lines or development occur within 6 metres (19.69 ft) of the “top or toe of slope

Escarpment Setbacks (Policy 4) Development Setback from Top of Slope(no subdivision involved)

6m MinimumDevelopment Setback withGeotechnical

6m MinimumDevelopment Setback withGeotechnical

30.48mDevelopment

Setback

15m Dev.Setback

TopofSlope

Toeof

Slope drawing 13

Development Setbackfrom Bottom of Slope(no subdivision involved)

6m MinimumSubdivision

Setback with Geotechnical

6m MinimumSubdivision Setback withGeotechnical

24m SubdivisionSetback

24m SubdivisionSetback

TopofSlope

Toeof

Slope drawing 13

P/L

P/L

Subdivision Setbacks


Page 37

5) Council shall, where feasible, acquire significant natural areas and hazardous lands for the purpose of maintaining these lands in their natural state

6) The Flood Mitigation Alternatives Report, (UMA Feb., 1988) shall be used as a guideline for reviewing subdivision and development proposals in the vicinity of the Sheep River

7) Development of lands located within the 1:100 year floodplain of the Sheep River should be limited to recreational uses, linear parks and pedestrian/bicycle pathway systems. Limited development of lands within the 1:100 year floodplain of the Sheep River may be considered, at Council’s discretion, only if it can be demonstrated to Council’s satisfaction that both public access and shoreline stability will be protected, and that the development will proceed in accordance with the guidelines of the current Flood Mitigation Study

8) In maintaining a natural environment along the Sheep River and its shorelines, Council shall encourage the establishment of environmental reserve parcels as buffer areas to prevent pollution, shoreline erosion, and the removal of vegetation, as well as to provide for public access to these shorelines wherever possible.

9) Camping facilities will not be developed in areas of nature conservation or environmentally sensitive areas. Existing camping facilities shall not be permitted to expand into environmentally sensitive areas.

10) The riverbank shall be assessed by June, 1999 by means of a Geotechnical Study to determine existing and potential areas of erosion, including necessary stabilization and/or prevention actions to be taken.


Page 38


Page 39

TRANSPORTATIONVision Statement Increases in the population of Okotoks over the past decade, and significant development occurring on the south side of the Sheep River, have resulted in a number of concerns and issues regarding the safe and efficient movement of traffic through the community.

The Sustainable Okotoks development model gives equal commitment to the safe movement of both vehicles and pedestrians where traditionally the community has focused on vehicle movement. Where pedestrian systems cross vehicular systems, aesthetic and safety preference will be given to the pedestrian. The Sustainable Okotoks model will also aim to reduce reliance on the automobile through mixed land use design in new neighbourhoods, placement of work, recreation, and daily shopping needs opportunity closer to home, and expansion of an off-road pathway system that offers an alternative transportation mode.

The Highway 2A public participation process shed light on a community desire to re-engineer roads to serve a more aesthetic function while at the same time retain safety and functional features. Community desires were expressed in the form of reduction of road scale, addition of landscaping, reduction of speed, and addition of pedestrian systems. 67% of Community Survey respondents agreed or strongly agreed that the twinning of Highway 2A should be well landscaped.

The major road network in Okotoks serves as gateways into the community and into our neighbourhoods. The major road network shall be considered part of the urban forest, requiring boulevard planting in built-up areas,

and developer planting in new neighbourhoods. Land use, urban design, and landscaping standards shall be stringent at critical gateway locations in Okotoks, including all of Highway 2A through Okotoks but particularly at Highway 7, the north Town boundary, the Milligan Drive intersection, and the Elizabeth Street intersection.

Substantial concern has been expressed about truck traffic, the potential for a second bridge over the river, and an alternative route around Okotoks. This concern will be reflected in a Transportation Plan that envisions future municipal ownership of Highway 2A, creation of the 32 street corridor as finances and easterly population growth permits, identification of a road hierarchy that safely and effectively moves traffic through and around the community, and negotiation with the province for improvements to the Aldersyde intersection on Highway 2 to accommodate truck traffic.

The Town of Okotoks Transportation Study is the planning tool with which Council and its approving authorities address transportation planning issues. Many recommendations from the current Transportation Study are incorporated in this subsection of the Plan.

Council’s intent in this subsection of the plan is primarily as follows:

• to establish a roadway hierarchy

• to protect rights of way for the upgrading and expansion of Highway 2A

• to identify major roadway linkages between existing and future development cells within the community

• to identify a general location for a second river crossing

• to identify interim and ultimate truck routes to maintain efficient access to the downtown core and industrial and commercial land uses

Targets

• An identified hierarchy of roads satisfies the Town’s present and future needs without jeopardizing long term goals

• Pedestrian need for safe interface with vehicular traffic at mid-block crossings shall be recognized. All new pedestrian crossings are designed as per Policy 6 (Open Space, Pathways) to create safer pedestrian/traffic interaction

• Residential road standards in new neighbourhoods are reduced to 9 metres, or possibly less in low density housing cells, from 10 metres to reduce developer cost and municipal investment.

• Where possible and feasible, new residential roadways excluding cul de sacs have a separated sidewalk and treed boulevard

• Mixed land uses, home-based businesses, pathway development, and encouragement of alternative modes of transportation, have reduced municipal investment in infrastructure.

• Adequate provision is made for a future public transit system


Page 40

Policies - Transportation

All future transportation planning proposals for Okotoks shall be evaluated by Council and its approving authorities in terms of their compliance with the goals of this Plan, the Okotoks Land Use Bylaw requirements and provisions, and with the following policies:

1) A conceptualized road network is established in the “Transportation Concept Plan” (Figure 4) to show:

• major road linkages within the existing developed areas of Town

• potential major road linkages to and within future development cells within the community

• a road network hierarchy; and

• the general location of a second major crossing of the Sheep River on the east side of Town

2) A conceptualized truck route system is established in the “Transportation Concept Plan” (Figure 4) to show:

• an interim truck route to service the community’s existing industrial areas prior to the construction of an additional Sheep River crossing on the east side of Town; and

• the ultimate truck routes for the community once the additional Sheep River crossing on the east side of Town is in service

3) With the exception of Southridge/Northridge Drive, Highway 7 and 32nd St., all new roads shall be designed with “frontage” (development facing the roadway). This implies that no additional arterial roads will be developed in Okotoks other than those identified in this section, and further, that a frontage system is preferable to backing onto road networks.

If the developer can illustrate that aesthetic value is maintained by creation of lots backing onto a road, an exception may be considered.

Rationale

• Development backing onto roadways is not as aesthetically attractive as frontage designs.

• Adequate traffic control and roadway capacity can be achieved through the use of medians and four lane primary collectors.

Truck Route (Policy 2)

32 S

t.

48 S

t.

370 Ave.

338 Ave.

Truck Route

Interim Truck Route

Future Truck Route

4) Where development is proposed to back onto

Northridge/Southridge Drive, Highway 7, and 32nd St., landscaping and/or fencing design shall create an aesthetically pleasing streetscape.


Page 41

“Frontage” Development On Major Roads (Policy 3)

AccessLocalRoad

Lots

Frontage

Dwelling

Lane

Collector/EntranceRoad

Frontage

Access

Lots

Dwelling

Preferred

Discouraged

drawing 2

Back Yard

Back Yard

Collector/EntranceRoad

5) Where a sidewalk is required on a local street, the sidewalk is

encouraged to be a separated sidewalk where possible and feasible. In conjunction with this policy, pavement width may be reduced to 9m with lanes and 8.0-9.0 m without lanes (the environmental capacity of local roads may have to be reduced accordingly).

Rationale

• Separated sidewalks provide a more attractive pedestrian environment and streetscape and allow for the addition of boulevard trees.

• A narrower pavement width (1.0 m less than the current 10 m standard) will offset some of the cost of a separate sidewalk, provide extra space for boulevard trees, reduce long term maintenance cost, and slow traffic.

Street Cross-Section - Pedestrians and Landscaping (Policy 5)

drawing4

Preferred

Discouraged

Road

RoadSidewalk

Sidewalk

Considered

RoadSidewalk


Page 42

6) Narrower intersections in the form of reduced pavement width and a tighter corner radius should be encouraged to improve pedestrian safety and reduce vehicular traffic speed.

Pedestrian-Friendly Intersection Design (Policy 6)

drawing8

Discouraged

Preferred

7) The Town shall encourage developers to consider a pedestrian- scale light standard (e.g. Sandstone Ridge) for some new residential areas in Okotoks to replace the standard “goose necks” currently used. A larger version of the new light standard may be appropriate on collector roads to provide adequate illumination and be in scale to the street.

Rationale

• Aesthetically improved streetlights enhance the appearance of the street and the community

8) The Town shall adopt a pedestrian-scale street name post, sign post and municipal signage system for all new development areas in Okotoks to replace the standard steel post and signage currently used. In addition, a program shall be developed to replace existing sign posts and signage with the new post and signage when signs require replacement.

Pedestrian Scale Street Name Signage (Policy 8)

Elma Street

drawing7


Page 43

Figure 4 -Transportation 338th Ave.

Major Roads (limited access)ExistingProposed

Major Collectors (access permitted)ExistingProposed

Highway 7

Sout

hrid

ge D

r.

Big Rock Trail

Milligan Dr.

North

ridge

Dr.

32nd

St.

48th

St.

Big Rock Trail

North

ridge

Dr.

Milligan Dr.

32nd

St.

Highway 7

Sout

hrid

ge D

r.


Page 44

9) The policies, programs, and recommendations in the Town of Okotoks Transportation Study provide the official framework, adopted by Council, for determining the future transportation requirement of Okotoks. The Transportation Study will, therefore, form an official background resource document to the Okotoks Municipal Development Plan for the purposes of guiding and directing the Town’s future transportation system planning.

10) Future roadway systems shall be developed to the road hierarchy standards established in the Town of Okotoks Transportation Study. Improvements to Highway 2A regarding rights of way, access control, intersection improvements, and driving lane modification shall be carried out in accordance with the recommendations of the Highway 2A Functional Plan, 1998.

11) Direct access from new development abutting Highway 2A shall be controlled and managed so as to protect safe and efficient traffic flows. Access shall be restricted, and commercial development shall be organized into a series of nodes rather than linear strip development to provide limited common access to Highway 2A.

12) Council or its authorized approving authorities may require noise attenuation measures in the event of the expansion of Highway 2A, Highway 7, the east arterial road (32 Street), and other urban arterial roads through existing or future residential areas. Noise attenuation measures may include structures, or a buffering, more highway-compatible land use. In evaluating need for noise attenuation, consideration shall be given to aesthetic merit, relative location, and adjacent land use.

13) As development proceeds along 32 Street, Council may require the provision of supplemental rights of ways through a land purchase agreement between the developer and the utility to accommodate a potential future utility corridor in addition to any necessary roadway upgrading and improvements.

14) Council shall develop a traffic and parking monitoring program as outlined in the Town of Okotoks Transportation Study. A warrant system shall be maintained for implementing traffic signals and signs. In new subdivisions, the installation cost of any type of traffic control device shall be the responsibility of the

developer through a development agreement and acreage assessments.

15) Council or its designated authority shall, from time to time, review the downtown parking requirements and cash-in-lieu requirements established in the Okotoks Land Use Bylaw to ensure these provisions are current and adequately address any parking issues or concerns in the downtown area.

16) Roadway lighting in new development areas shall be to current Illuminating Engineering Society of North America (IES) standards for all road types (i.e. highway, arterial, collector) within the Town. Reduced road standards and their impacts shall be investigated by the Town in the context of the Town’s eco-efficiency initiative and municipal pedestrian-scale lighting aspirations. Council shall direct the appropriate authorities to monitor existing roadway lighting from time to time to determine where up-grading and improvements are required due to inadequate lighting, intensification of road use, and changes in standards. Specialized lighting shall be encouraged in the downtown area, or for developments with specific architectural themes, for which relaxation of standards will be considered upon submission of a comprehensive plan.

17) As adjacent development occurs, Council shall request the preparation of an Airport Vicinity Protection Area (AVPA) Plan for the Okotoks Airport to direct this development so as to minimize the adverse impact of aircraft noise and operations on surrounding developments, and to protect the viability of Airport operations and facilities.

18) Council may consider implementing a Town transit system upon attaining a community population of 15,000 people. In the interim, provision should be made for identifying the major roads and neighbourhood nodes of sufficient density that would comprise the transit system, and ensure that sufficient rights of way and adequate design standards are adhered to.


Page 45

19) Council shall ensure that the roadway hierarchy right of way requirements in new subdivisions are designed to meet the ultimate capacity levels of the developments they will serve:

• Road dimensions and standards should be reviewed by June 1, 1999 by the Town’s Engineering Business Centre

• Potential future bus routes should be identified, and road standards identified for these routes to ensure that bus traffic can be accommodated

• All arterial, expressways and street intersections shall provide sufficient right of way for ultimate development of intersections to facilitate continuous and safe traffic movements

• Where residential lots are constructed adjacent to arterial roads and highways, a noise analysis is required. Proper setbacks and suitable noise attenuation devices shall be provided in accordance with CMHC standards. As a more preferential alternative, Council shall encourage implementation of urban design measures such as buffering commercial, industrial, facility, or open space land uses to avoid use of noise attenuation devices.

• The Town of Okotoks will approach the MD of Foothills at such time as Council deems appropriate and negotiate for the upgrading of roadways north and east of the east boundary of Okotoks that are impacted by development in Okotoks. This upgrading program should be implemented when traffic volumes emanating from Okotoks warrant upgrading of MD of Foothills roadways and traffic volumes on Town roadways approach environmental capacity.

20) Highway 2A shall not exceed four lanes in width. Future expansion to accommodate north/south traffic across the river shall be directed to 32 Street

21) Developers of new neighbourhoods shall be encouraged to design a road pattern that displaces traffic over several roadways.

22) Elizabeth St. and Elma St (east of Highway 2A) street improvements shall be designated as priority projects for provincial/federal street improvements grant programs and municipal investment.

Rationale

• Street improvements will reduce traffic congestion, economize parking, and improve aesthetic appeal

23) Bridge crossings identified for 32 Street shall give consideration to maintenance of a wildlife corridor along the Sheep River.


Page 46


Page 47

LAND USE/URBAN DESIGNVision Statement

The way we design new neighborhoods can directly influence the Sustainable Okotoks outcomes we hope to achieve. Literature on sustainable communities suggests that community development should achieve two results:

1) reduced reliance on cars and the expensive infrastructure required to service cars; and

2) creation of character and sense of place through design, to encourage pedestrian mobility

One way to achieve both ends is to encourage mixed land use developments that place work, recreation opportunity, and basic needs shopping closer to home. Work closer to home reduces reliance on vehicles - a major source of pollution, a major social cost, and one of the most significant long term financial costs for a municipality. More mixing of land uses provides an ability to create a “work closer to home environment”. Provision of a broad spectrum of housing choices ensures that the Town provides affordable housing options for a full spectrum of demographic. The way we design open space, pathway linkages, and their relationship to major facilities in a neighborhood directly impacts whether people use modes of transportation other than vehicles. The way we design location of denser forms of residential development impacts whether public transportation can

become a viable transportation option in future.

If sustainable neighborhoods within a sustainable community is the goal - which Council for the Town of Okotoks is advocating, a number of key considerations are required in planning of neighborhood cells:

• comprehensive planning that addresses relationship to and integration with adjacent land uses

• strong and unique building architecture

• expansion of an integrated pedestrian and path system that connects all land uses in Town

• creation of aesthetically “strong” and varied streetscapes

• creation of pedestrian friendly rather than solely vehicular oriented environments

• creation of more planting and green space than in many other communities

• use of unique visual elements including lighting (e.g. Sandstone Gate street lighting, Southridge Village Shopping Centre lighting) and other street furniture (e.g. Mainstreet benches).

In many ways and with a handful of exceptions, planning conducted in Okotoks over the last decade has reflected these desires.

All of the preceding makes one assumption - that we can influence human behavior through urban design. While critics of urban design theory such as New Urbanism suggest that you can’t influence behavior through design, even critics concede that concepts like New Urbanism at least attempt to address what many consider to be an un-sustainable dysfunction that we have created in our design practices. The Sustainable Okotoks approach assumes that quality of life can be influenced through design of the physical environment, and creates policy based on this belief system.

Many seem to sense that something is wrong with the communities they live in, which is expressed through community surveys and other forms of public participation in concerns about quality of life, lifestyle, economic well-being, and personal safety. Many have argued that any particular community increasingly looks indistinct from another, and yet “hot” vacation spots like Santa Fe, St. Augustine, and Santa Barbara relish (economically, socially, spiritually) in preserving their individuality.

There is societal demand for aesthetic environments that are different than the environments we are building. Demographics are changing - the population is aging and is seeking alternatives to large lot single family dwellings, one parent and forms of “family” that are not of the two parent variety are increasingly common, and there are increasingly different economic and social needs than we have been planning for.


Page 48

Municipalities, with government downloading from above and increased demand from constituents for alternative urban design, are seeking new ways to create more affordable (for municipality and resident), environmentally responsible cells within a community that are largely self-sufficient in that they provide most basic needs for residents of the cell within the cell itself.

A sustainable community with mixed land use, less reliance on commuters and vehicles, more balanced assessment ratio, more attractive streetscapes and architecture, lower long term municipal financial cost, less pollution, and public transit, preserves a quality of life Okotokians cherish and wish to preserve. The Town also believes that in pursuing this path, with growth managed to a limit of 25,000-30,000, that benefit will be derived for developers in the form of increased market demand.

Mixed land use within new neighbourhoods will be critical for a future Okotoks which looks to commercial and industrial land uses to support our evolution into a regional service centre. Mixed land use will create a proportionately much more significant commercial tax base, will maintain an affordable tax regime, will stimulate sense of community and well being through the creation of local employment opportunities, and provide environmental stewardship through reduced reliance on the automobile.

Targets - Land Use/Urban Design

1) At a build out population of 25,000 to 30,000, 50% of the population resides north of the Sheep River, and 50% south of the river. This target will assist with long range transportation, facility, open space, and land use planning.

2) The Town shall aim to proportionately shift the assessment base through promotion of mixed use neighborhoods, and pursuit of an economic development strategy and promotion. This target will assist with long range transportation, facility, open space, and land use planning. This assessment ratio should be as follows by build-out:

1998 2013 (build out)

Residential 88.3% 78% Commercial/ Industrial

11.7% 22%

3) The Town shall aim to increase the number of residents who work in Okotoks through promotion of mixed use neighborhoods, home based business, and an economic development strategy and promotion. This target will assist with long range transportation, facility, open space, and land use planning. This target commuter ratio is to be as follows by build-out:

1998 2013 (build out)

Working in Okotoks

40% 60%

Working Outside Okotoks

60% 40%


Page 49

Policies - Land Use/Urban Design

1) All development will occur within a framework which maintains or improves the existing community character, and which avoids negative social, economic and environmental effects on the community by:

• providing an efficient land use concept to avoid leap-frog and haphazard development as well as premature losses of higher capability agricultural lands, thereby minimizing capital, maintenance and social costs

• buffering between land uses to enhance overall attractiveness of residential cells, but otherwise encouraging the development of mixed use (residential/commercial/industrial) neighborhoods

• permitting future development of currently un-serviced land to occur only after an Area Structure Plan or an Outline Plan for the land has been formally adopted by Council; permitting large scale or increased redevelopment to occur in existing urban areas only after an Area Redevelopment Plan has been adopted by Council. At Council’s discretion, an ARP may not be required if Council or its approving authorities determine that the intended redevelopment will not change or adversely affect the character of the existing area in which that redevelopment is proposed

2) The following principles will guide land/use and urban design practice in the Town of Okotoks:

• complementary but distinct land uses will be identified for the CBD, highway commercial, and neighborhood commercial areas in such a manner that the viability of the CBD as a focal point of community life is not compromised

• a balanced growth rate will be encouraged whereby employment generating land uses are developed concurrent with residential development

• development of a light, high tech, knowledge-based industrial base will be encouraged while recognizing the need for traditional industrial land uses, which do not place

an undue burden on the community’s services (water, sewer, energy, land supply)

• high intensity, high site coverage use of industrial land will be encouraged

• development of mixed land use neighbourhoods that place home, work, and recreation in close proximity to one another will be encouraged, thereby reducing demand on road and other municipal infrastructure

• preservation and restoration of sites, buildings and artifacts important to the historic development and identity of Okotoks will be encouraged

• an adequate provision of school and other municipal facilities for the community will be provided, recognizing financial constraints and public/private sector partnership opportunities

• a variety of housing stock and price will be provided for a future broader demographic and social spectrum in Okotoks

• a linked open space system to access various neighbourhood cells and land uses will be created

• a safe, efficient, aesthetically pleasing road network will transform the existing austere aesthetic

• architectural controls and standards applied by developers and the Town will create a unique identity for Okotoks

• development may be refused if it does not comply with sustainable design and aesthetic principles


Page 50


Page 51

Neighborhood DesignTargets

• In an effort to reduce demand on transportation infrastructure, decrease pollution, maintain air quality, reduce crime, and improve quality of life by placing work, recreation, and shopping opportunities closer to home, a mix of non-residential land uses and forms of residential dwellings in new neighbourhoods result in the following design targets

• maximum distance between any given home and the nearest commercial shopping cell - 20 minute walk. Maximum distance between any given home and the nearest off-street pathway system - 300 metres

• maximum distance between any given home and neighbourhood recreation or facility opportunity in new cells - 15 minute walk

• maximum distance between any given home and available industrial or other commercial employment cell - 20 minute walk

• An overall housing density that does not exceed 11.5 units per gross hectare is maintained (existing policy - 12.3). An increase in the non-residential assessment ratio from 11.7% to 22% at build out is achieved

• The proportion of “non-traditional” forms of housing is raised from 17% of total housing stock (1998) to 30% by build out.


Page 52

Policies - Neighborhood Design

1) The Town shall endeavor to translate Sustainable Okotoks to reality through application of a number of sustainable urban design principles to new neighbourhoods (Figures 5 and 6). These principles, which aim to reduce reliance on the vehicle, create character and sense of place through design, and create “communities within a community” are as follows:

Creation of mixed land uses. New development cells should be as self-sufficient as possible. Most daily needs for a resident should be within a 15 minute walking distance. A mix of commercial, residential, and possibly even industrial (e.g. high tech, clean landscaped research or business park, community college, office building, or other employment generator) land uses should be provided in a neighborhood, and integrated with each other through efficient design of roads, open space, and pathways. Mixed land use desires should also be reflected in provision of a variety of housing, types, shapes, sizes, and prices. Incorporation of several higher density residential nodes are encouraged. The Town encourages use of non-traditional site design for higher density nodes, including incorporation of surrounding green space with high density residences, avoidance of application of low density road patterns to higher density development nodes, consideration of alternative configurations such as brownstones or other row housing, or an innovative, architecturally and comprehensively designed development. Mixed land use implies that people should be provided with an opportunity to live, work, recreate, go to school, and purchase daily needs without driving out of their neighborhood.

Plan for Alternative Transportation Systems. A larger sustainable community with a social conscience (the fourth of four foundation principles of sustainable development - the other three being fiscal responsibility, economic opportunity and environmental stewardship) has a capability to plan for and operate when the time is right, a public transportation system. Research indicates that public transit has little or no economic viability at residential densities below 12 units/acre. If Okotoks plans now for the possibility of public transit in the future, consideration can be given to operation of public transit at

some point in the future. If Okotoks does not work with developers to consider potential for public transit, it will be financially difficult or impossible to operate such a system in future. Public transit in smaller communities can work best if a higher density central node within new neighbourhoods can be created. This central node, which can be accessed within a matter of minutes by the majority of the neighborhood, would also contain higher density housing, a school, other public buildings, or even another land use such as an office building. A secondary benefit of the creation of a central higher density node is that a visual and functional focal point (landmark) for the neighbourhood cell is created.

Sustainable Neighbourhood Conceptual Plan - Mixed Land Uses

Senior's VillasLow Density Res.

(R-1) Brownstones

Low Density Res.(R-1E)


Low Density Res.(R-1)

CollegeCampus or

Business Park

Low Density Res.(R-1N)


Commercial



Mixed Use (Com./Res.) CommunityFacility

Condos

Institutional

Apts.

Apts.


Page 53

Figure 5 -Neighbourhoods

NE

SESW

NW

North

ridge

Dr.

32nd

St.

Highway 7

Sout

hrid

ge D

r.

Big Rock Trail

Milligan Dr.


Page 54

Transit Hub Central To Neighbourhood

CommunityFacility

Condos

Institutional

Apts.

Apts.

Focal Point(Square)

Roa

d

Road

Roa

d

Brown-stones

MixedUse

TransitHub

Plan for the Pedestrian. In addition to creation of a linked open

space system, consideration should be given to pedestrians through various mechanisms, including but not limited to application of visually interesting architecture (e.g. avoidance of poor streetscapes created by prominence of front drive garages) - which can be accommodated through rear attached garages in lanes, house and/or garage setback variation, strong house architecture (including bay windows and front porches) landscaping of streetscapes, creation of focal points and landmarks in streetscapes, use of pedestrian scale lighting (e.g. Sandstone Ridge), incorporation of street furniture, or addition of features such as sculpture, memorials.

Open Space and Linkages. Okotoks has a history of creating and expanding a linked open space and pathway system that connects destinations both within neighborhoods, as well as between all parts of the community. Okotoks has also experienced growing pains in recent years in the form of dedication of Municipal Reserve largely for school purposes, leaving little additional green space for residents to enjoy. There are a number of ways to potentially increase provision and enjoyment of green space, all of which shall be encouraged:

• separate non-essential (for schools) play-fields from joint use school sites. Traditionally, all play-fields tend to be located on school sites, providing less green space in other areas of the neighborhood

• efficiently design school sites (building footprint, green space design, access, parking), the single largest user of open space in Okotoks, to maximize use of sites and minimize green space “waste”

• consider a broad range of possible activities in addition to the more common recreational pursuits

• develop an open space system plan containing a linked hierarchy of open spaces - which identifies connections to the regional open space system, significant environmental areas, local pedestrian and cyclist systems, and any use of natural systems for storm-water management

• reduce road right of way and width standards and apply land savings to pedestrian and open space systems

• creative design of higher density nodes can create more open space through and around density developments than has traditionally been created through application of low density street design to high density nodes.

• research indicates that higher density housing around or near open space improves park safety

Streets/Roads. A preferred, modified grid pattern disperses traffic whereas a conventional, curvilinear system funnels traffic from low volume streets to higher volume collectors and arterials. Reduced street width and on street parking slow traffic, create a barrier between pedestrian and traffic, and create more area for sidewalks and bike lanes.


Page 55

Creating Strong Streetscapes - Planning For The Pedestrian

Preferred - “Mixed Streetscape”

Preferred

Discouraged

Drawing9

Garage

House

House

Garage

House

Lane

Road

Road

Garage

House

Discouraged - “Homogeneous Streetscape”

Commercial development. Commercial development should have high architectural merit, be designed for both pedestrians (landscaping, furniture, pedestrian scale lighting, inclusion of green space, architecture) and vehicles (circulation, access, parking), be constructed in nodes rather than continuous commercial strips, and have higher density housing around or close to nodes. Good sustainable design should be able to reduce parking standards by creating more opportunities for pedestrians to access commercial development and creation of more efficient common parking via

nodal commercial cell design. Commercial/industrial architecture/site design/landscaping can be completed in a fashion that better integrates with adjacent land uses. The old philosophy of dividing land uses and re-connecting through road transportation is being re-examined around North America in light of the financial burden this pattern places on municipalities, and the pollution and lifestyle compromise it creates. Better architecture, application of strong landscaping standards, and the clean nature of the service, information, and technology based economy we are fast evolving into, point to a re-integration of various land uses in close proximity to each other. This land use pattern creates more self-sufficient neighborhoods that require less travel out of them for work or shopping purposes. This reduces pollution, creates more lifestyle time for recreation activities, and reduces long term maintenance and upgrading of municipal and other infrastructure, including but not limited to the major community road system. Commercial/industrial development should be buffered from residential areas through road development and/or landscaping, and should be connected to the remainder of the community with pathway systems.

Linked Open Space/Pathway System

Park

Parkway

Focal Point (Squareand Transit Hub) Park

Parkway

View Point

LinearOpen Space

Natural Amentity Area

Natural Amentity Area

Park

CommunityFacility

Path


Page 56

Figure 6 - Sustainable Neighbourhood Design Principles

Collector

Art

eria

l R

oa

d

Art

eria

l R

oa

d

Arterial Road

River

Senior's VillasLow Density Res.

(R-1)Brown




CollegeCampus orBusiness Park



Commercial



Mixed Use (Com./Res.) CommunityFacility

Condos

Institutional

Apts.

Apts.

stones

-

Park

Parkway

Focal Point (Squareand Transit Hub) Park

Parkway

View Point

LinearOpen Space

Natural Amenity Area

ParkCommunityFacility

Path


Page 57

RESIDENTIALVision Statement

In the development of all residential areas, Council wishes to encourage the provision of a choice of single detached and multi unit dwellings and lot sizes, the creation of an attractive residential environment, and orderly and efficient development of residential lands. Given the prevalence of single family housing, Council desires a proportionate increase in multi-unit housing that caters to a diverse market and demographic. Innovative forms of all housing are encouraged to create a unique architectural and site design environment in Okotoks. Council aims to move the current 83% (single family) 17% (multi-family) ratio to 70% (single family) 30% (non-traditional housing units) by 2010. Non-traditional housing development is defined as being anything other than conventional-sized single family lots.

There is a strong desire to facilitate development of innovative housing and site and neighbourhood design, thereby permitting the creation of an innovative set of design and engineering standards. Any standards shall be permitted, at the discretion of Council and upon completion of comprehensive planning, as long as five sustainable design principles are achieved: 1) density targets; 2) sustainable mixed land use; 3) a variety of housing form; 4) a variety of housing affordability; and 5) strong aesthetic merit.

Targets

• See “Neighbourhood Design” targets


Page 58

Policies - Residential

All future proposed residential development shall be evaluated by Council and/or its approving authorities in terms of its compliance with the goals of this Plan, the Okotoks Land Use Bylaw requirements and provisions, and with the following policies:

1) Future residential development shall be directed to those areas as generally shown on the “Land Use Concept Plan” (Figure 7), which includes neighbourhood density targets. This plan reflects density targets, housing mix targets, and prospective annexation and land use conditions applicable to lands logically situated to be incorporated into the Town of Okotoks. Land use mix targets for new neighbourhood cells have been numerically calculated in Appendices 2 and 3. All housing types shall be compatible with community-wide standards for architectural design and appearance and shall be regulated by the use of architectural controls administered by the developer.

2) The overall density of housing in each neighborhood shall not exceed 11.5 units per gross developable ha., and shall be used for calculating utility servicing capacities and estimating future residential land requirements. Higher density housing should be located adjacent to collector roads, and should be planned around a future transit hub or community amenities. Site or area-specific densities may be varied for multi-unit or special innovative housing developments, at Council’s discretion. While this density factor should neither be applied to nor transferred from land considered unsuitable for building sites, Council may, at its discretion, approve a transfer of density dependent upon the design and site characteristics of the proposed development.

Rationale

• The current density of 12.3 units/ha is not being achieved in Okotoks -Hunters Glen/Sheep River - 10.41 units/ha, Sandstone -10.42 units/ha, Suntree/Tower Hill -9.97 units/ha, Downey -8.98 units/ha

• Lower density will ensure that the build-out population of Okotoks remains below 30, 000

• Less demand for facilities and therefore demand for tax-supported infrastructure are generated with lower densities.

• Lower density supports MDP survey results (78% of respondents do not wish to see density increased)

3) Each new neighborhood should target to achieve a range of housing choice, affordability, and density, while respecting the Town’s community wide, build out target of 30% non-traditional housing stock.

Rationale

• The existing mix of housing in Okotoks is 17% non-single detached housing.

• A demographically and socially balanced community requires a mix of housing types to provide housing for all socio-economic groups.

• A demographic aging trend points to increased market demand for “non-traditional” housing

4) The Town shall develop a new land use district in Okotoks that is designed to be applied to lands abutting collector roads and accommodates a residence and a business under single ownership (eg. Elma Street). Permissible building types would include single detached dwellings and row housing. Incentives should be provided to developers to use this land use district (e.g. reduced acreage assessment, reduced reserve requirement). The Town should consider other new land use districts that facilitate development of innovative forms of housing (eg. “granny suites”).

Rationale

• Such a district provides an affordable alternative to the traditional business in a commercial or industrial area separate from residential areas and should act as an incubator for new business in Okotoks.

• This land use supports the 22% commercial/industrial assessment base build-out target


Page 59

Figure 7 - Residential Land Use

Milligan Dr.

Big Rock Trail

North

ridge

Dr.

Milligan Dr.

32nd

St.

Highway 7

Sout

hrid

ge D

r.

NW Cell

N Central Cell

N Cell NE Cell

SE Cell

SWCell

W Cell

HeritageOkotoks

North

ridge

Dr.

Sout

hrid

ge D

r.

Highway 7

Big Rock Trail

32nd

St.

Neighborhood Density Targets

Single Units Non Single Units

SE Neighborhood # % # % 1998 572 100% 0 0% Build Out 1120 70% 480 30% Subtotal 1692 78% 480 22%

SW Neighborhood 1998 139 75% 47 25% Build Out 480 71% 200 29% Subtotal 619 71% 247 29%

W Neighborhood 1998 139 75% 47 25% Build Out 480 71% 200 29% Subtotal 619 71% 247 29%

NW Neighborhood Build Out 1010 70% 430 30% Subtotal 1010 70% 430 30%

N Neighborhood 1998 571 92% 53 8% Build Out 870 70% 370 30% Subtotal 1441 77% 423 23%

N Central Neighborhood 1998 654 87% 102 13% Build Out 140 70% 60 30% Subtotal 794 83% 162 17%

Old Okotoks 1998 300 55% 250 45% Subtotal 300 55% 250 45%

NE Neighborhood Build Out 885 70% 380 30% Subtotal 885 70% 380 30%

Okotoks 1998 2236 83% 452 17% Build Out 4505 70% 1920 30% Total 6741 74% 2372 26%


Page 60

5) Manufactured home park developments may be permitted subject to meeting the basic design and land use criteria as set out in the Okotoks Land Use Bylaw

6) Multi-unit housing areas should be located adjacent to collector roads and should be central (rather than peripheral) within the neighborhood and/or within easy access of open space and community and recreational facilities.

7) Lot sizes for development of multi-unit housing may vary according to housing form and should be governed by the following design principles:

• all parking facilities shall be provided on site; and

• sufficient areas should be provided for recreation and open space as specified in the Land Use Bylaw

8) Both laned and laneless subdivisions are possible. Where lanes are not proposed, the developer shall demonstrate, prior to the receipt of permits or subdivision approval, and to the satisfaction of Council and its approving authorities:

• where and how utilities will be located and accessed for repair or upgrading

• how access will be provided to the rear yard of each lot for purposes such as additional construction (e.g. accessory buildings, decks), vehicle accommodation (e.g. parking pads, RV storage), and emergency services personnel (e.g. fire department, paramedics)

9) In its deliberation of any residential development proposal, Council or its appointed approving authority shall require plantings and landscaping to ensure privacy, to reduce the sterility of new development, and/or to complement and enhance the existing vegetation and landscaped features of the neighborhood or adjacent areas

10) Residential developments shall have an appropriate interface (e.g. separation, buffering) with any adjacent non-residential land use to the satisfaction of Council or its designated approving authorities, but shall not impede upon the Town’s expressed intent to create mixed-use neighborhoods that place

employment opportunities in close proximity to residential dwellings.

11) Developers of new residential subdivisions shall establish architectural design controls for their developments

12) Residential development shall be set back from sewage treatment facilities, sour gas facilities, high pressure gas lines, railways, airports, and highways in accordance with good planning practices and appropriate Federal, Provincial and Municipal requirements.

13) A development setback policy for the Okotoks Air Park shall be developed by the Town of Okotoks in consultation with relevant provincial regulatory authorities, the owner of the airport property, and adjacent landowners

14) All utilities in new residential neighborhoods shall be underground. Utilities in this context include power lines, cable service lines and phone service lines.

15) Detailed requirements for the provision of municipal and other utility services shall be determined at the Tentative Plan stage.

16) The Town should endeavor to maintain high standards with respect to the aesthetics of new developments, maintenance of public and private property and appearance of signage to ensure that Okotoks remains an attractive community

17) The residential cell lying west of the Elma St. West commercial properties adjacent to Highway 2A shall be retained as a single detached residential area.


Page 61

COMMERCIALVision Statement

The existing pattern of commercial activities in Okotoks is comprised of the following components: a linear downtown core, a handful of local commercial facilities in some residential neighborhoods, a small amount of service-oriented commercial development in the Okotoks Business Park, and highway commercial use along Highway 2A. Highway commercial use expanded in 1996 with an amendment to the General Municipal Plan to permit highway commercial development north of the Sheep River.

It is the intent of the Municipal Development Plan to retain the downtown as the primary focal point for commerce in the community. Neglect of the downtown core would be like creating a heart without a soul. However, recognizing that forms of commercial development that are more land extensive or require more space than can be found downtown need alternative sites, and recognizing the town’s expressed intent to diversify the assessment base by creating proportionately more commercial and industrial opportunities, commercial and light industrial nodes are encouraged to locate in new neighborhoods.

Downtown will retain its vitality through a land use classification system that sees downtown as a focus for recreation, culture, entertainment, professional service, service industry, and high end

tourist-related retail activity. Neighborhood and highway commercial land use cells will complement and round out downtown land uses by developing a focus on neighborhood day to day need uses (convenience) and land extensive, automobile oriented land uses (e.g. grocery stores, car dealers, shopping centres) that can not be accommodated in the downtown core.

The Okotoks Land Use Bylaw shall ensure that height limitation increases, removal of limitations on land use, more flexible setback requirements, and reduction of parking standards, and any other initiatives not yet identified, are used as incentives for downtown revitalization of the existing core. Street modifications (Figure 10) will create more street parking, create common parking lots, create treed boulevards, and permit installation of specialized lighting, signage and street furniture. The establishment and application of architectural and sign guidelines for the existing downtown core will provide aesthetic focus, improve pedestrian appeal, and protect revitalization investment. The placement of public art and sculpture, a planting and signage program, and the meeting of infrastructure needs (lighting, road upgrade) will ensure that the downtown business community remains a pedestrian oriented focus for community life long into the future.

68% of MDP survey respondents felt that the downtown core should be permitted to

expand into existing residential areas. Additional commercial sites may be acquired through the redevelopment of existing properties both in the Central Business area and in adjacent Central Expansion Areas (Figure 9). Council and its approving authorities will also encourage downtown property owners in existing commercial developments to investigate methods that more efficiently use both interior and exterior space to provide additional retail and service facilities.

Development of specialized commercial uses in the Central Business Expansion District ensure that commercial development can be more effectively integrated with adjacent land uses, has strong visual appeal, pays tribute to our heritage, and is of pedestrian scale.

The Town wishes to enhance its position as a commercial service centre and meet its objective of expanding the commercial assessment base to 22% at build-out (up from 11.7% in 1997) by providing for a broad range of commercial activities. Therefore, in addition to the primary commercial area in the downtown core, additional provision shall be made for highway commercial developments. 34% of MDP survey respondents indicated that they wished to see commercial development adjacent to Highway 2A developed in nodes, while 31% desired a mix of strips and nodes. Only 10% of respondents desired strip development.


Page 62

69% of respondents felt that design guidelines (architectural standards, site design regulations, sign regulations) that produce a more unique architecture in Okotoks should be created. These findings point to a requirement that the Town work in conjunction with developers to carefully design gateway and arterial commercial development to augment rather than detract from small town character Okotokians wish to preserve. If anything, Okotokians desire more stringent rather than relaxed design standards - 63% of Community Survey respondents felt the Town should not lower commercial servicing and development standards.

Emphasis shall be placed on carefully designed, pedestrian friendly, uniquely signed commercial node development. Highway 2A and 7 gateways into the community will be regarded as critical to identification of our “uniqueness”, aesthetic quality, and small town atmosphere.

A range of local commercial uses shall also be encouraged where appropriate, at Council’s discretion.

Targets

• See “Neighbourhood Design” targets


Page 63

Policies - Commercial Development

All future proposed commercial development shall be evaluated by Council and its approving authorities in terms of its compliance with the goals of this Plan, the Okotoks Land Use Bylaw requirements, and with the following policies:

1) Future commercial development shall be directed to those areas as generally shown on the “Commercial/Industrial Concept Plan” (Figure 8).

2) Future commercial development or redevelopment projects occurring in the downtown core shall be encouraged to provide special pedestrian features such as plazas, courtyards, lighting, wider sidewalks, and other similar features to improve pedestrian safety, comfort and convenience. In addition, the scale, arrangement on the site, and design of future commercial buildings and developments in the downtown core aim to enhance and improve the character, attractiveness and amenities of the existing area and to create a pleasant, and harmonious shopping environment. Council shall encourage the creation of architectural and signage guidelines for the downtown core by January 1, 1999.

3) An upgrading of the general pedestrian environment in the downtown shopping area shall be encouraged through the promotion of such pedestrian amenities as coordinated street lighting, signage, tree planting, street furniture, sidewalk improvement, and other features deemed appropriate by Council. Council shall prioritize improvements based on the results of the Okotoks Community Survey, 1997, which identified incentives for business to renovate, trees/landscaping, street furniture, and architectural guidelines as the four top priorities that taxpayers would support with public investment

4) Four downtown expansion zones will be regulated as distinct and unique zones requiring application of regulation specific to each zone (Figure 9):

4a) Elma Street (east of Highway 2A) will build on and retain its heritage character by achieving a balance between residential development and specialized businesses (e.g. boutiques, antiques, professional offices, B and B’s, tourist-oriented

businesses) that can use heritage character as a selling feature and focus. Much of Elma Street is composed of older residential units which portray the community’s early history in terms of examples of local architectural styles, and original homes of the Town’s first inhabitants. The preservation of this historic and unique aesthetic character will be mandatory.

The growth of business on the street has created growing concern about the balance between residential and commercial development for the sake of community life on the street. Rather than limiting business development, positive actions will be investigated to create an environment that encourages residents to remain on or relocate to the street. Road design and other changes will address parking, traffic and other issues influencing residential location decisions.

Existing architectural regulations will be strictly enforced, and a development permit circulation process to the community association on the street will ensure that dialogue about the nature of future development is maintained.

4b) Elma Street (west of Highway 2A) abutting Highway 2A shall be substantially retained as a single family detached dwelling residential area. Two existing commercial sites exist to the west of Highway 2A in this area. This Plan retains these sites as integral parts of the downtown and facilitates commercial redevelopment of these lands consistent with the Land Use Bylaw. Commercial redevelopment of these lands shall apply a pedestrian-oriented heritage character to successfully integrate with the adjacent residential community and to provide an aesthetic “gateway” into the community.


Page 64

Elma Street (west of Highway 2A) - development concept

Elma St.

Elizabeth St.

Northridge D

r.

Crescent Rd.

Mar

tin A

ve.

146150

141145

142146

CulDeSac

CommercialDevelopment

CommercialDevelopment

137 133

134Park

140

4c) South Railway Street. The absence of development along South Railway Street creates an opportunity for development of strong and unique commercial streetscape. A challenge for this district is the provision of noise attenuation given proximity to the rail line. The Railway Area Analysis and Policy Report shall regulate development on this street, which envisions zones of mixed residential/commercial use zones. The application of

architectural guidelines contained in the Railway Area Policy Report is mandatory.

4d) McRae St. east and North Railway Street. Existing heritage character development will be respected in limited commercial expansion into this district (North Railway Street - CBD land use with Elma Street architectural guidelines, and McRae Street - Heritage Mixed use land use). New developments shall reflect heritage legacy in the form of scale, architectural interest (e.g. pitched roofs, porches, window and roof treatments, finishing materials, colour palette). The type of future business envisioned in this district is mixed given heritage appeal for specialty businesses and demand for convenience services created by a future high density resident population in this district.

5) Commercial development shall be encouraged to concentrate in the existing commercial areas by infilling vacant lots, the consolidation of sites for redevelopment projects, and the redevelopment of older properties in the various commercial districts. To encourage development and redevelopment of the downtown core, Council shall not charge acreage assessments where none has been previously charged.

6) Where infill commercial development including renovation, land assembly and redevelopment are proposed, Council and its approving authorities shall promote and encourage the use of architectural styles, features, building scale and characteristics that complement and add to the architectural strengths and features of the surrounding neighborhood.

7) Existing residential development in the Central Business Expansion and Transitional Commercial land use districts established in the Okotoks Land Use Bylaw may continue and may be permitted, at the discretion of the appropriate approving authority, to include a limited range of commercial uses (e.g. professional offices, arts and craft studios, and similar boutique types of uses), provided that a high regard for the appearance and preservation of the historic and/or unique aesthetic character of the surrounding neighborhood is maintained.

8) Dwelling accommodation in the Central Business, Central Business Expansion, or Transitional Commercial land use


Page 65

districts in the Okotoks Land Use Bylaw may be permitted above the first floor as an accessory use.

9) Compatible mixed use developments such as office and medium density residential developments may be permitted at the discretion of Council and its approving authorities in the downtown core and its future expansion areas.

10) Neighborhood or local shopping centres shall be located at the junction of two major streets or collector roads.

11) All future neighborhood or local commercial developments shall be evaluated in terms of their traffic generation, parking and environmental impact (e.g. noise, odors) upon the surrounding area rather than solely in terms of land use designation requirements.


Page 66

Figure 9 - Downtown Expansion


Page 67

Figure 8 - Commercial/Industrial Land Use

Area I1 • existing employment centre • 24 net ha. Area I2 • proposed high intensity

employment centre • 45 net ha. Area I3 • proposed employ. centre • 30 net ha. Area I4 • proposed employ. centre • 48 net ha. plus Airport Area I5 • proposed high intensity

employment centre • 48 net ha. Area I6 • proposed employ. centre • 54 net ha. Area C1 • Existing Downtown Core • 10 net ha. Area C2 • Existing South Commercial

Area • 14 net ha. (5 ha.

undeveloped to 1998) Area C3 • North Commercial Area • 11 net ha. Area C4 and C5 • South Gateway Com. • 18 net ha. Area C6, C7(a) C7(b) • North Gateway

Commercial/Employment Centre

• 40 net ha. Area C8 • Commercial Centre • Approximately 16 net ha. Area C9 • Commercial Centre with 5 to

8 net ha.


Page 68

12) Commercial development shall be encouraged in locations adjacent to Highway 2A and at the intersection of Highways 7 and 2A, 32nd Street and Highway 7 and 48th Street and Highway 7 in cells as opposed to linear strip development.

Commercial Node Cell Development (Policy 12)

drawing6

Undesirable

Preferred

Commercial

Commercial Commercial

Commercial

Commercial

Commercial

Commercial

Commercial

Commercial

Major Road

Major Road

Roa

dR

oad

Roa

dR

oad

ExamplesWest Hills (Calgary)IGA OkotoksGlenmore Auto Village (Calgary)

ExamplesPortions of Macleod Tr. (Calgary)Portions of Trans Canada (Calgary)

13) The Town should ensure that the Okotoks Land Use Bylaw identifies specific target markets for each of central business district, highway commercial, and neighborhood commercial land uses. The central business district market should not prohibit general retail uses, but should promote long term focus on businesses that augment and contribute to a strong pedestrian environment - high end retail (e.g. jewelry, art), tourism, culture, entertainment, and professional service land uses. Highway commercial land uses should accommodate lower end retail uses (e.g. hardware, car dealership), daily need, vehicle-oriented services, and large land users that can not be accommodated downtown (e.g. grocery store). Neighborhood commercial cells should focus on daily need services.

14) The Town shall regularly review home based business regulation to maintain an innovative regulatory environment that encourages the establishment and growth of home based business and supports the right of home-based business to exist and be visible, without imposing on the amenities of residential neighborhoods.


Page 69

INDUSTRIAL Vision Statement

Council recognizes the importance of industrial uses and development both as a local employment generator and as a contributor to the community’s tax base. Council will promote industrial development by focusing on:

1) the securing of a build-out supply of land; and

2) identification of targeted industries.

Council, and its various authorities and agencies, will concentrate its efforts on attracting and encouraging targeted industries that are appropriate for the local business and community environment in terms of land requirements, goods and services provided, required skills, draw on other community resources (water, sewer, energy, and raw materials), and reflect community demography, lifestyle, and relative location. Recognizing our limitations and community profile, Council shall encourage light, non-polluting, high assessment/acre, high income industries that include high technology, knowledge-based industry, research, education, and “green”. Okotoks has the potential to foster a strong green industry as a spin-off from the adoption of the Sustainable Okotoks development model.

Targeted industries shall be encouraged, in conjunction with negotiation with land developers, to locate in “business parks” within or adjacent to new neighbourhood cells that apply higher landscaping, open

space, architectural and sign, and site design standards. While these industries are desirable, it is reasonable to expect that community growth will create continued demand for more traditional forms of industrial land use. This demand should be accommodated in distinct industrial cells buffered from residential cells, including the CanOxy lower tier cell immediately east of the existing business park.

Industry shall be encouraged to increase at a rate that exceeds residential growth to achieve Council’s goal of a 22% commercial/industrial assessment base by build-out. Encouragement may be provided in the form of variable servicing standards, and maintenance of a municipal tax advantage by charging no business tax nor creation of a differential municipal tax rate that levies higher taxes on commercial/industrial development than it does on residential development. Other innovative means of encouraging commercial/industrial development shall be investigated.

Targets

• see “Neighbourhood Design” targets


Page 70

Policies - Industrial

All future proposed industrial development shall be evaluated by Council and its approving authorities in terms of its compliance with the goals of this Plan, the Okotoks Land Use Bylaw requirements and provisions, and with the following policies:

1) Future industrial development shall be directed mainly to the east part of Okotoks as generally shown on the Commercial/Industrial Concept Plan (Figure 8), and may be organized into four cells commonly known as - CanOxy, Okotoks Air Park, Burnco, and Genstar east lands.

2) Industrial development should be compatible with the Town’s physical environment and industrial activities shall comply with Alberta Environment and other Provincial, Federal, or Town standards in force with respect to noise, odor, and other noxious emission and fire or explosive hazards.

3) Council shall encourage the upgrading of communications infrastructure (e.g. fibre optics) to permit development of high tech, knowledge-based industry.

4) Industrial uses which have a potential for high water usage or potential contamination of the groundwater shall have their water use, sewage treatment and any proposed containment areas evaluated by the Town’s engineer and any other Provincial or Federal agency, as deemed necessary by Council, prior to any development permit being issued. Development permits will not be issued for any such noted industrial uses if Council determines inadequate measures or standards are proposed for those uses.

5) Industries that may, in Council’s opinion, detract from the quality or integrity of existing industrial developments and/or jeopardize the living environment of the community shall not be permitted.

6) As a general principle, heavy industrial activities (e.g. trucking, concrete batching plants, abattoirs) shall be located away from residential, commercial and recreational areas and shall be buffered or screened by lighter industrial uses (e.g. light assembly plants, warehouses, bottling plants).

7) Industrial activities shall be separated, screened, and/or buffered from any adjoining major roadways, residential, commercial or recreational uses, to the satisfaction of Council or its approving authorities, but not in such a manner that the development of mixed use neighbourhoods is prohibitive.

8) Industrial activities generating large amounts of vehicular traffic shall be encouraged to locate in close proximity to major collector and arterial roadways.

9) Industrial cells in mixed land use neighborhoods shall have their own road access to a collector or arterial road system, thereby ensuring that industrial-generated traffic does not travel through residential cells.

10) Industrial uses requiring the storage of bulk fuels, chemicals, explosives, radioactive material, or other hazardous materials shall not be permitted to locate in close proximity to adjacent residential, commercial or recreational areas.

11) A limited range of commercial uses, detailed in the Okotoks Land Use Bylaw, may be permitted in industrial park developments to serve persons employed in these developments and/or to provide for commercial developments not suitable elsewhere in Town.

12) Council shall encourage industrial park developments to provide for unified management, development and design controls. The Town shall encourage architectural design guidelines to be established in consultation with the Town and implemented by the developer, to encourage a high standard of building quality and compatibility between buildings in industrial developments.

13) Industrial park areas should provide for a variety of lot sizes to accommodate varying land area requirements for different types of industries.

14) Future industrial developments should not come within 30 metres of any existing or future sewage treatment facilities or expansion areas.


Page 71

15) The Town may consider partial servicing standards and a long term servicing plan to encourage staged, affordable, market-driven development of industrial lands. Industrial development shall normally be fully serviced with municipal water, sanitary sewer, and storm water drainage systems. Council may, at its discretion permit interim limited development of partially serviced industrial lands provided provision is made for connection to full municipal servicing once it becomes available to the site.

16) Land use classification shall be flexible so as to permit a wide range of light industrial, service, limited retail, and recreational land uses to locate on industrial lands.

17) Development adjacent to residential or other non-industrial land use cells shall be to a high standard in terms of building finish, landscaping, and access control, and visual buffering shall be to Municipal Standards as established by Council.


Page 72


Page 73

COMMUNITY FACILITIESVision Statement

Provision of land for community facilities will depend upon the needs and demands of the community and upon the individual policies of the agencies responsible for providing these facilities, in addition to Council’s approval. As the Town grows towards its build out population, a number of facilities may be required, including but not limited to a south side fire hall, community health centre or hospital, transit hub (which includes commuter train and/or bus facility), an expanded library, a new town hall, a second recreation centre, post-secondary education campus, senior citizens home, and a community centre.

The need for specific types of facilities over and above those outlined in this Plan will be identified in the short term, with general locations identified for each facility. Planning in this manner will permit long-term anticipatory planning such that a facility can be constructed in Okotoks should the opportunity arise.

All community facilities in Okotoks are architecturally significant landmarks that provide focus for community life, and lend to Okotoks’ distinction as being “unique”.

Targets

• Siting for a second Fire Hall on the south side of Okotoks is completed

• Siting for a community medical facility is identified

• Siting for a community public transit hub and neighbourhood transit hubs is completed

• Siting for a second Recreation Centre in south Okotoks is completed

• Seniors accommodation needs are investigated, and sites for these facilities identified if required

• Identification of other required recreation, culture and other facilities and general locations is identified by January 1, 1999

Policies- Community Facilities 1) Facilities are an integral part of the Town’s recreation and open space

inventory and shall be designed and operated to permit maximum public usage. Where reserves are dedicated in anticipation that the site may be required for a future facility, the following policies shall apply:

• the amount of public reserve land utilized by municipal facility buildings shall be reasonably balanced in relation to the amount of land required for parks, pathways and the integrated open space system

• Facilities shall require that on-site visitor parking accommodate parking demand created by the facility.

2) The Town should forecast facility requirements for a build out population of 25 000 - 30 000 by January 1, 1999, and begin

consultation with developers to identify property for identified facilities (Figure 3). Forecasts should account for existing statutory documents, including the South Okotoks Area Structure Plan, which identifies potential for a fire hall (1.2 acres), seniors home (3 acres), and hospital (10 acres). Forecasts should be reflected in new Area Structure Plans.

3) In identifying future facility requirements and locations, the Town should pursue sites that have good accessibility to collector or arterial roads, and at the same time are central to neighborhoods, providing a civic focus for neighborhoods.

4) The Town should encourage the use of “swing sites” to maintain land use flexibility for specified sites.


Page 74


Page 75

SCHOOLS Vision Statement

Education land will be used primarily for school facilities, though public use of some portions of these facilities after school hours and during holidays will be encouraged through joint use agreements between the Town and relevant School Divisions. The role of school buildings as community facilities after school hours is recognized as valuable at both the neighborhood level and for the community as a whole. Council and its approving

authorities, in conjunction with the Foothills School Division #38 and the Roman Catholic School District #346, will identify the need for additional school facilities in Okotoks and establish suitable locations either through the review of Area Structure Plans or as a result of the subdivision process.

Targets

• Siting for two schools (in addition to St. Mary’s Academy - approved in

1998) forecasted as being required for a build out population is completed (Appendix 4).

• Ensure classroom space provision is made for the schooling of 95% of the Okotoks school age population (remaining 5% assumed to be educated outside community and/or in private or at home school system)

Policies - Schools

1) School lands and facilities are an integral part of the Town’s recreational and open space inventory and shall be designed and operated to permit maximum public usage. Where reserves are dedicated in anticipation that the site may be required for a future school building the following policies shall apply:

• The amount of public reserve land utilized by the school buildings should be reasonably balanced in relation to the amount of land required for parks and recreation facilities. As much of the public reserve land as possible will be maintained for open space uses.

• Council shall encourage the separation of non-essential play fields and park space from school sites to create more park space elsewhere in the neighborhood

• The ownership of all reserves for future school purposes shall be vested with the Town of Okotoks, and Council should make provision for use by the relevant School Division through establishment of joint ownership of the school building footprint, landscaping, and parking areas

• A joint use agreement between the Town and the School authorities should be maintained to encourage community and social activities within school facilities

• Council shall encourage the relevant School Divisions and school classes to implement landscaping, tree-planting, and maintenance programs on adjacent public lands

2) It has been determined based on demographic analysis and an expressed intent to create school facilities for those residents residing within the Town boundary, that when the community is fully developed to its boundary, the required school facilities for both the public and catholic separate school boards will consist of (Figure 3):

• 2 High Schools

• 1 Junior High School

• 7 Elementary Schools


Page 76

• Note: this forecast is based on an average school population of 500 for elementary and 1200 for junior and senior high schools. Shifts of school population may be discussed (K-8, 9-12) to relieve pressure on the Junior High

3) Based on provision of existing facilities, it is projected that one additional public elementary school will be required on the D’Arcy Ranch property, and one additional elementary school long planned for the Crystalaire subdivision will be required south of the Sheep River to balance school provision with population catchment area. These facilities are in addition to the approved catholic elementary site (1998) in the Cimarron development.

Rationale

• The distribution of these three school sites combined with existing school sites provides elementary school sites for both school divisions at locations that can service area populations and minimize the need for busing.

The number of planned school sites is deemed to adequately provide for the build-out population anticipated for Okotoks. Further, the locations of the two planned future schools (one in D’Arcy neighborhood and one south of Westridge) is deemed ideal from a neighborhood planning and walking distance perspective. If a future school cannot be achieved south of Westridge, and/or it can be demonstrated that an additional school is required in north Okotoks due to capacity limitations of existing facilities, the plan identifies two alternative sites on in the NW 33-21-29-W4M and the other in the NW 27-21-29-W4M that may be considered for a school.

4) The Town shall consult with the School Divisions to confirm locations for proposed schools. The Town shall endeavor to ensure that future school facilities reflect demand created by Okotoks school children, and that demand created from outside the community is accommodated where the demand originates from.

New School Sites (Policy 2)

PublicElem.

GoodShepherd

PercyPegler

OJHS

MorrisGibson

BigRock

FCHSHTA

St. Mary'sPreferredFutureSchool

PossibleFutureSchool

PossibleFutureSchool

River

Hig

hw

ay 2

A

Escarpment

Highway 7

5) Part of dedicated park reserve must be provided for school

facilities. However, the park reserve land that can be utilized by the School Division must not seriously jeopardize the amount of land to be used for parks and recreation. Where schools use a portion of the reserve, a joint-use agreement between the Town and School Division shall be established to distribute the land. The amount of land dedicated solely for school purposes will be limited to immediate facility requirements including buildings, parking, and landscaping, but does not include playing fields which will be shown as joint use, municipally-owned, and incorporated into the open space and pathway system.

6) School buildings should be utilized as community facilities after school hours.


Page 77

The Downtown Core - Architecture, Infrastructure, and Site Design Vision Statement

“The business districts of our towns and cities, with their shops, services, civic functions, and cultural opportunities, historically have been the magnetic centres of towns, places where people are drawn to do business, shop, visit, spend money, wine and dine themselves, and just watch other people. Main Street is the core of a community, a place that sets the tone, creates the identity and personality that makes the community memorable. We can perceive its roots in the style of buildings and the layout of the streets and public spaces. We can see the current level of community interest and pride reflected in the development of amenities to attract people, and in the care shown for everyday upkeep” (Downtown Idea Exchange, 1993)

Downtown revitalization efforts in Okotoks have a short and frustrated history. There has been renewed interest in the last two years generated from the Community Survey, comments obtained in additional public input that expresses concern about potential loss of identity, and the need to create an identity for downtown similar to the manner in which Banff or Cochrane have created one. Interest in the downtown is once again on the public agenda as a result of the continued interaction of many independent issues that will impact the

community’s future. These issues include a need to better balance the tax base through business growth, the question of the long term viability of the downtown given highway commercial and other facility development on Highway 2A (e.g. Community Centre), and the need to develop a showpiece to generate increased community pride, increased entrepreneurial interest in the community, and increased tourist visitation.

49% of respondents to the Community Survey expressed support for municipal investment in the downtown core, while 36% did not support investment. When asked what the Town should invest in if municipal dollars were spent in the core, the four highest responses were incentives for business to renovate (60%) trees/landscaping (51%), street furniture (41%), and public parking (41%). 69% of respondents to the MDP survey say the Town should create design guidelines to create more unique commercial architecture in Okotoks.

There is community desire for municipal intervention in planning for the future of the downtown core, which is accommodated in this MDP on a number of fronts:

• exploration of private/public sector partnerships

• boulevard landscaping

• architectural and sign regulation

• public art

• site design

Priorities for the downtown core are envisioned as follows:

• architecture/sign guidelines

• revitalization incentives

• improvement to visual elements - “nice to haves”, including landscaping, lighting, street furniture, murals, and public art

• retrofit site design for existing development as a result of street improvements, and new site design techniques for new developments

• infrastructure upgrades above and below ground including underground utilities, overhead utilities, and the road network

In the past, revitalization efforts have largely failed due to lack of grass roots and resident business community support and initiation of revitalization ventures. Okotoks will change this past out of both necessity and will, and will in future years create a downtown core that is vibrant, attractive, diverse, and a focus for cultural, entertainment, high end retail, professional service, and tourism activity.

Targets

• Four limited expansion zones are identified to maintain the downtown as a central focus of commercial and community life


Page 78

• A road and parking design plan is identified and implemented in the downtown core by 2001, including planting of boulevard trees along entire length of Elizabeth Street

• Architectural and sign regulations are applied to 100% of development permits in the downtown core, effective January 1, 1999.

• Gateway feature landscaping or other man-made design is installed on four corners at Elizabeth Street and Highway 2A by 2000

• 2 mural projects are completed in partnership with the Alberta School of Fine Arts by 2000

• 1 public art project (e.g. sculpture) is completed in the downtown core by December 31, 1999

• Pedestrian street lighting is installed on both sides of Elizabeth Street by September, 2001. Pedestrian street lighting is installed on Elma and South Railway Streets by September, 2004


Page 79

Policies-Downtown

1) The Town shall pursue a number of policies that strive to maintain the vibrancy of the downtown for future generations:

• The Town shall prohibit strip mall development, unless the strip can be shown to have distinct architectural modules that break down mass into smaller, pedestrian-friendly components

• The Town shall discourage freestanding or temporary signage, and the proliferation of redundant or unnecessary signage

• The Town shall encourage creation of strong sign and architectural regulation through creation of guidelines by January 1, 1999

• The Town shall identify heritage resources and endeavor to have them designated as provincial heritage sites to ensure their preservation into the future

• The Town should investigate the potential for “municipal” parking lot(s) paid for by a parking levy. As an alternative the Town should investigate the potential for public/private partnership development of a joint-use parking lot on Daggatt Street to reduce parking demand on Elizabeth Street and create potential for front yard landscaping on Elizabeth Street.

• The Town should encourage parking to be developed in the rear yard of buildings to improve the streetscape

• The Town should investigate potential for installation of pedestrian scale street lighting in the downtown core

• The Town should identify unique street sign architecture and institute a sign replacement program

• The Town should encourage use of zero front yard setbacks on Elizabeth and McRae Streets

Pedestrian Scale Street Lighting (Policy 1, Bullet 7)

drawing10

Preferred

Discouraged

• The Town should identify a “gateway” feature at Highway

2A and Elizabeth Street to signify entry into the downtown core (i.e. landscaping and/or structure, and/or architectural standards for four corners).

• The Town should encourage a private sector or memorial downtown planting and mural program in partnership with Foothills Composite High School (murals) and service clubs (tree-planting).

• The Town should investigate means to create north/south pedestrian links between the north escarpment and the river through site design, walkways, or other improvements to existing corridors (eg. Centre Avenue)


Page 80

Figure 10 - Downtown Circulation and Parking Concept - Elizabeth Street West

GG

G GG

G

replace parking withkiosk's, additions,outdoor patio's etc.



replace parking with kiosk's, additions,outdoor patio's etc.


Elk

St.

Elizabeth St.

Cen

tre A

ve.

Daggett St.

VideoMax

RoyalBank

Hotel

Landscaped Areas

Boulevard Trees

Textured Concrete

Front Yard Redevelopment

One Way Street*

Legend

(*if one way streets not desired,both Elizabeth and Daggett could

function as two way streets)


Page 81

Figure 10 - Downtown Circulation and Parking Concept - Elizabeth Street East

Park

G

Cla

rke

Ave

.

Principles1. develop one way road system rather than widen Elizabeth to 4 lanes by removing on-street parking2. replace off street parking in front of buildings with on-street parking where overall parking count is not impacted3. allow limited additional development in front yards including kiosks, outdoor patios, and landscaping4. remove as many driveways as possible to increase on-street parking, reduce conjestion and reduce pedestrain/vehicle conflict5. inter-connect sidewalks

Cen

tre

Ave

.

Daggett St.

N. Railway St.


Page 82

• The Town shall identify utility relocation to underground facilities in the downtown core, and pursue relocation in partnership with utility companies as upgrades are required.

• The Town shall contact TransAlta Utilities to investigate the potential for the installation of power supply for street lighting on the south side of Elizabeth Street.

• The Town should complete a downtown transportation circulation analysis by 2000 to study parking requirements and traffic flow patterns following the upgrading of Highway 2A. The Town should implement the downtown circulation and parking plan by 2001 (Figure 10).

• The Town shall investigate mechanisms and implementation measures required for the creation of an incentive program to encourage existing development in the downtown core to revitalize

• The Town shall coordinate the installation of boulevard trees on Elizabeth Street

Boulevard Trees - Elizabeth Street (Policy 1, Bullet 17)

2.00 mdrawing5

• The Town shall create revitalization incentives in the Land Use Bylaw through height relaxations for Elizabeth Street, reduced parking requirement, and broadening of permitted land uses

• To encourage investment in the downtown core, the Town shall not charge acreage assessments on land in the downtown core for which no acreage assessment has previously been charged.

2) In the absence of architectural and sign guidelines for the downtown core, the Town shall provide general guidelines for quality development standards in the form of an Appendix (5) to this Plan.


Page 83

FINANCIAL/UTILITY PLAN Vision Statement

It is Council’s intent to ensure that a full range of municipal services are maintained and improved as necessary and in an affordable manner. To achieve this, Council shall periodically have its utility systems evaluated by the appropriate agencies and the Town Engineer.

It is Council’s intent that developers pay for all costs associated with new development. This is to be implemented through the use of Development Agreements and acreage assessment pursuant to the Planning Act.

A utility expansion program shall be identified to a build out population of 25,000 to 30,000, with a complementary utility expansion financial plan to form the basis for acreage assessments. Developers shall be responsible for 100% of this projected cost.

A progressively managed development atmosphere, attractive to businesses, residents, and visitors - that will manage balanced growth and development, and which will provide a tax base of adequate proportions to supply and maintain a constant level of services for the well-being of the community, will be encouraged.

Targets

• New development pays 100% of the cost of providing additional facilities (water, sewer, roads) for the new population the specific development creates

• The commercial/industrial assessment base is proportionately increased from 12% in 1997 to 22% by build out.

• The private sector pays 50% of the cost of retrofitting and maintaining landscaping in developed areas

• The private sector pays 100% of the cost of Parkway and other off-street pedestrian systems in new neighbourhoods

• The private sector funds 25% of the cost of purchasing river valley and escarpment lands, and any additional lands purchased for park or open space systems

• Alberta Transportation and Utilities pays 100% of the cost of upgrading Highway 2A to four lane status, including landscaping

• Municipal infrastructure is sized for a build out population of 25,000 to 30,000

• Annexed lands meet land use classification targets identified in Figure 11 to ensure that an adequate

commercial/industrial assessment base is created

• Taxation demand (using 1998 benchmark figures) on a “typical” home assessed at $150,000 does not increase to build-out population


Page 84

Policies - Financial/Utility Plan

The provision of new municipal infrastructure and the upgrading of existing services shall be evaluated by Council or its approving authorities in terms of these additions/up-grading, compliance with the goals and objectives of this Plan, the Okotoks Land Use Bylaw requirements and provisions, and with the following policies:

1) Infrastructure shall be sized to a build out population within existing town boundary (with intended annexations identified in Figure 11) . Infrastructure shall not require over-sizing to accommodate future needs from lands beyond the existing municipal boundary (with intended annexations identified in Figure 11).

2) The Municipality should construct only those facilities considered essential utilities. These would include water supply, treatment and storage facilities, sewage treatment and disposal facilities, and major, arterial roadways. Any cost incurred by the Town for site specific facilities shall be apportioned to the benefiting area and added as an additional cost to the acreage assessment.

3) When reviewing and deciding upon development and subdivision proposals, Council or its approving authorities shall ensure that municipal utilities (e.g. water, sanitary and storm sewers) are designed to meet the appropriate engineering standards and satisfy the following criteria:

• water supply, treatment and distribution facilities shall be adequately designed to meet projected domestic consumption and fire flow requirements;

• sanitary sewage collection and treatment facilities shall be adequately designed to meet peak demand requirements and to minimize maintenance and capital costs

• the Town’s storm water collection and disposal system is upgraded and/or expanded as required

• the provision of these facilities are comprehensively planned to meet anticipated growth and demand requirements of the entire Town

4) The payment of acreage assessments to the municipality shall be assigned to a separate reserve account, and shall be applied, with interest, to the upgrading and expansion of municipal infrastructure.

5) Developers, individually and/or through acreage assessments shall be responsible for any costs arising from provision or necessary upgrading of utility lines and associated facilities to service a development area. This includes the installation of major water, sanitary and sewer trunks, and collector and arterial roads. The developer can collect for over-sizing where applicable through an endeavor to assist agreement incorporated into a development agreement. In addition, the developer is responsible for re-survey requirements to re-establish Alberta Survey Control monuments destroyed as a result of development. Site specific requirements such as flood protection or slope stabilization shall also be incorporated into development agreements when applicable.

6) Where possible, water and/or sewer line upgrading or replacement shall be carried out in conjunction with any street paving programs.

7) As the community expands, Council, in consultation with Alberta Environmental Protection and any other agency or firm, shall determine the ultimate location of all future storm sewer systems and outfall connections to the Sheep River. In determining these locations Council shall consider the impact on the shoreline, the potential for erosion, the potential for changes to the river channel, the impact of flooding, and the location of parks and associated facilities.

8) All future development cells within the community shall be required to connect to the Town’s existing storm sewer system or, at Council’s discretion, to develop a separate system. In both cases, these utility systems shall be designed to a capacity capable of managing storm water runoff of an intensity of not less than a 1:5 year storm event.

9) Acreage assessments to recover the costs of providing major public utilities will be imposed by the Town in respect to land that is to be developed or subdivided, and which has not been previously subject to an acreage assessment. These levies


Page 85

shall be assessed on a gross acreage basis, pursuant to the relevant section of the Municipal Government Act, and the Town’s current acreage assessment schedules.

10) Municipal infrastructure (water, sewer, storm sewer) shall not be “over-sized” to accommodate future utility expansion beyond municipal boundaries (with intended annexations identified in Figure 11). Utilities shall be sized to service benefiting lands within existing boundaries.

11) Council shall initiate the necessary procedures to ensure adequate water supply, storage and treatment facilities, sewage treatment facilities, and storm sewer facilities to the existing municipal boundaries (with minor modification), or the equivalent of a population of approximately 25,000 to 30,000 given an average planned density of 11.5 residential units per gross developable hectare.

12) The sewage treatment plant and any future expansion to this facility must not come within 304.8 meters (1000 ft) of any existing or future residential development areas, pursuant to the Subdivision Regulation.

13) Sewage treatment facilities and any future expansions to them should not come within 30 metres (98.4 ft) of any existing or future industrial development areas.


Page 86


Page 87

REGIONAL PARTNERSHIPS AND PLANNING - URBAN FRINGE Vision Statement

With the adoption of the Sustainable Okotoks development model, the nature of the relationship between the Town of Okotoks and region municipalities will change. Watershed management, and regional land use and transportation planning will replace urban expansion areas as a framework for our future relationship with our municipal neighbours.

The Intermunicipal Development Plan negotiated between the Town of Okotoks and the MD of Foothills is the planning tool with which Council and its approving authorities address urban growth and referral area issues beyond our municipal boundary. This Plan shall specify a small plan area boundary in which the municipalities will work in partnership to resolve planning matters, shall commit the Town to no expansion beyond existing municipal boundaries (with intended

annexations identified in Figure 11), and will aspire to ensure that the activities that occur within one municipality do not jeopardize the viability of the other and vice versa.

Targets

• Lands identified in Figure 11 are annexed only at the request of the landowner, and only with parcel-specific conditions outlined in Figure 11.


Page 88

Policies - Regional Partnerships

In the spirit of on-going intermunicipal cooperation, Council and its approving authorities shall evaluate land use planning matters proposed either in the urban fringe area or in areas of Okotoks adjacent to the urban fringe with respect to the comprehensive Intermunicipal Development Plan and in compliance with the following policies:

1) The Town of Okotoks shall review referrals by the Municipal District of Foothills for proposed subdivision, developments, and redesignations in the plan area boundary for compatibility with the Town’s long term sustainable development strategies.

2) The Town of Okotoks shall refer planning matters of mutual interest occurring on the periphery of the Town to the Municipal District of Foothills.

3) Council shall encourage the Province of Alberta to conduct a foothills region transportation study to evaluate, among other issues, long term traffic and truck traffic patterns, access to Highway 2 - particularly the construction of an above grade intersection at Aldersyde, future upgrades and modifications to Highway 7, and de-designation and potential municipal ownership of Highway 2A within Town of Okotoks boundaries.

4) Council shall investigate the potential for a relationship with the MD of Foothills to upgrade 32 Street to arterial status, particularly in the intermediate term for that portion of 32 Street lying north of North Railway Street to Highway 2A north.

5) Given the Sustainable Okotoks objective of managing growth to but not beyond existing municipal boundaries (with minor modifications), Council shall work with the MD of Foothills to establish a smaller (.5 km) joint consultation plan area boundary around the Town of Okotoks than has previously existed, as well as extended referral area along the Highway 2A north corridor to protect financial viability for the Town of Okotoks, ensure that the MD of Foothills has economic opportunity to develop commercial nodes that are complimentary to the Town of Okotoks (e.g. agricultural services), and ensure that the aesthetic gateway and merit of the countryside along these

corridors is protected for region residents and visitors through controlled, nodal rather than strip development.

6) Council shall work with the MD of Foothills and Alberta Transportation and Utilities to establish a land use and economic development plan for potential development(s) along the Highway 2A north and Highway 7 corridors such that the viability nor aesthetic quality of either the MD of Foothills or the Town of Okotoks is not threatened.

7) Council shall initiate discussion with municipalities in the Sheep River watershed (Turner Valley, Black Diamond, ID #5, Municipal District of Foothills) to reach consensus on a Sheep River watershed agreement to ensure that the region population does not exceed the capacity of the river to supply water and to ensure that the purity of water for human consumption is not threatened by regional land use or human activity.

8) Council shall demonstrate regional leadership in sustainable development by advocating watershed management, regional partnership, and reduction, reuse, and recycling of resources.

9) Council shall initiate discussion with the Province of Alberta to advocate and lobby for enabling legislation that would permit municipalities to reorganize around environmental capacity and regional objectives.

10) Council shall lobby the Province of Alberta to establish a Special Planning area for the resource and land use management of the Sheep River watershed, thereby becoming a model for the next generation of municipal partnership and organization.

11) Based on identified immediate need for industrial land supply to maintain economic viability, Council shall initiate discussion with the Municipal District of Foothills by January 1, 1998 that would lead to the annexation of the lower tier of the CanOxy lands for purposes of expanding the existing Okotoks Business Park. This discussion will recognize development affordability given contiguity with the existing Business Park.


Page 89

Figure 11 - Annexation

Big Rock Trail

No

rth

rid

ge

Dr.

Milligan Dr.

32n

d S

t.Highway 7

So

uth

rid

ge

Dr.

AB

C

D

E

Annexation Conditions Area A • provide parkway

connection through area to Highway 2a

• provide 16 net ha, for high intensity employment centre

Area B • provide connection to open

space system • provide central

neighborhood park • provide 11 net ha. for high

intensity employment centre • provide for 530 dwelling

units, 160 of which are non-single-detached units

Area C • provide N-S parkway

connection between D’Arcy subdivision and escarpment

• provide central neighborhood park

• provide for 400 dwelling units, 120 of which are non-single-detached units

Area D • provide E-W parkway

connection to Cimarron and N-S parkway connection to Westridge

• provide central neighborhood park

• provide for 530 dwelling units, 160 of which are non-single-detached units

• provide 11 net ha. for high intensity employment centre

Area E • provide 102 net ha. for

employment centre


Page 90


Page 91

APPENDICES


Page 92

Appendix 1 Reference Documents

1986 Okotoks Transportation Study 1998 Functional Plan - Highway 2A Upgrade South Okotoks Area Structure Plan Northeast Okotoks Area Structure Plan D’Arcy Ranch Outline Plan, 1998 Municipal Development Plan Community Survey, 1998 Okotoks Community Survey, 1997 Youth Forum, 1998 Visioning Workshop “The Desirable Future of Okotoks” - Town of Okotoks - March, 1998 Okotoks Open Space Master Plan, 1992 Urban Forest Management Plan, 1997 General Municipal Plan, 1992 Town of Okotoks Strategic Plan Town of Okotoks Corporate Business Plan (1997-1999) Intermunicipal Development Plan - Draft - MD of Foothills and Town of Okotoks City of Calgary, Sustainable Suburbs Study Railway Area Analysis and Policy Document


Page 93

Land Use Summary - Appendix 2

Residential Commercial Industrial Institutional Open Space Roads Railway Other Total

Net Ha.

units River ER Reserve Reserve Major Other Airpark Golf Cours

es

Undevelopable

(credit) (non-credit)

Lands

Existing 178.5 3158 32.1 24.2 18 18.6 58.9 52.8 26.5 42.3 95.9 14.9 38 90 68.1 758.8

Planned 342 5516 26.2 122.9 11.2 21 45.4 180.8 31 780.5

Annexation 85.1 1466 22 70.3 3 14.3 27.8 69.4 3.4 197 492.3

Total 605.5 10140

80.4 217.5 32.2 32.9 79.9 125.9 26.5 42.3 346.1 18.2 38 121 265.1 2031.7


Page 94

Assessment - Appendix 3

Residential Non-Residential

Area Assessment Commercial Area

Industrial Area Assessment Total Area

Net Ha.

% Total (est.) assess./ % Net Ha.

% Net Ha. % total (est.) assess./ % Net Ha.

net ha. net ha.

Existing Developed 178.5 80 342,035,419 1,916,677 88 23.6 11 21.4 10 46,595,681 1,035,078 11.99 223.5

Existing Vacant 8.6 2.8 11.4

Total Current 178.5 76 342,035,419 1,916,677 85.43 32.1 14 24.2 10 58,352,094 1,035,078 14.57 234.8

Total Undeveloped 342 70 655,410,087 1,916,677 80.93 26.2 5 122.9 25 154,394,267 1,035,078 19.07 491.1

Wedder. 30.1 73 57,668,018 1,916,677 83.51 11 27 0 0 11,385,855 1,035,078 16.49 41.1

W of 2A 0 0 0 0 0 15.8 100 16,333,527 1,035,078 100 15.8

CanOxy 0 0 0 0 0 54.6 100 56,473,842 1,035,078 100 54.6

Tucker 30.1 73 57,668,018 1,916,677 83.51 11 27 0 0 11,385,855 1,035,078 16.49 41.1

Waller 24.9 100 47,792,340 1,916,677 100 0 0 0 0 0 0 24.9

Total Annexation 85.1 48 163,128,377 1,916,677 63.06 22 12 70.3 40 95,579,079 1,035,078 36.94 177.5

Total 605.5 67 1,160,573,884 1,916,677 79.01 80.04 9 217.5 24 308,325,441 1,035,078 20.99 903.4


Page 95

Projected School Population And School Site Needs For Okotoks Residents To A Population of 30000 - Appendix 4

Year Pop. Public Students

Separate Students

Total Schools

Elem. % of Pop.

Junior % of Pop.

Senior % of Pop.

Elem. % of Pop. Jun./Sen.

% of Pop. Total % of Pop.

# students # # students

#

per elem. per high s.

1995 8200 875 10.7 396 4.8 699 8.5 380 4.6 215 2.6 2565 31.3 314 4 437 3

1998 10000 1040 10.4 470 4.7 800 8 450 4.5 280 2.8 3040 30.4 373 4 517 3

? 12500 1263 10.1 575 4.6 938 7.5 550 4.4 375 3 3700 29.6 453 4 629 3

? 15000 1470 9.8 675 4.5 1050 7 645 4.3 480 3.2 4320 28.8 529 4 735 3

? 17500 1663 9.5 770 4.4 1138 6.5 735 4.2 595 3.4 4900 28 480 5 834 3

? 20000 1840 9.2 860 4.3 1200 6 800 4 720 3.6 5420 27.1 528 5 927 3

? 22500 2003 8.9 945 4.2 1238 5.5 923 4.1 855 3.8 5963 26.5 488 6 1013 3

? 25000 2150 8.6 1025 4.1 1250 5 1000 4 1000 4 6425 25.7 525 6 1092 3

? 27500 2283 8.3 1100 4 1238 4.5 1100 4 1100 4 6820 24.8 483 7 1146 3

? 30000 2400 8 1200 4 1200 4 1200 4 1200 4 7200 24 514 7 1200 3


Page 96

APPENDIX 5

DOWNTOWN ARCHITECTURE AND

SITE DESIGN -- SOME IDEAS--

To supplement the photos presented here, reference should be made to the Railway Area Analysis and Policy Report, prepared in 1996. This report illustrates site design and architectural principle for a specific geographic area within the downtown core, but the “pedestrian-friendly” principles outlined for this area can be equally applied to the entire downtown core. Copies of the Railway Area Report are available at the

Town Office.