I-4 ST. MARY NEIGHBOURHOOD PLAN

______________________________ City of Cranbrook Official Community Plan (2005-2020) Schedule I-4 (Amended July 19, 2021)

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I-4 ST. MARY NEIGHBOURHOOD PLAN

(entire section added OCP Amendment Bylaw 3632, 2008) .1 SUMMARY Strong interest in the East Kootenay region from both within and outside British Columbia coupled with a changing local demographic composition has increased the demand for residential development commensurate with the development of amenity opportunities. Given the City’s role as a regional centre, a significant amount of the regional demand and growth has been focused in the Cranbrook are in recent years. This precipitated recent initiatives to annex lands into the City of Cranbrook to accommodate strategic growth generally and more specifically, to enable the provision of increased housing choice with associated major amenities not otherwise readily available through smaller in-fill forms of development. The St. Mary Neighbourhood is located at the north end of Cranbrook. It was annexed into the City in October 2007. It is physically defined by the St. Mary’s River on the north, Wycliffe Park Road on the southwest, and Parnaby Road on the southeast with a physical area of approximately 350 hectares (865 acres). The lands are currently accessed directly from Highway 95A, Wycliffe Park Road, and Parnaby Road. There is currently no internal road network. The St. Mary Neighbourhood Plan is intended to guide the future rezoning and development of lands within the neighbourhood boundaries. In the preparation of the St. Mary Neighbourhood Plan, the City’s Official Community Plan (OCP) provided the policy framework that directs Neighbourhood Plan policies in relation to land use and form and character principles and neighbourhood serving objectives in a manner designed to minimize impacts and provide for orderly development and efficient use of supporting services. .2 NEIGHBOURHOOD CONCEPT The St. Mary Neighbourhood Plan land use concept is designed to respond to the principles of “place making”. The neighbourhood site design integrates natural site features with context sensitive built form to create a distinctive sense of place and community that is consistent with its spectacular natural setting. Subject to the influence of site topography, the neighbourhood integrates a mix of land uses, household types and building forms arranged to maximize accessibility by pedestrians, cyclists, golf carts and automobiles. The intention of approach is to preserve open space and environmentally sensitive areas (ESA’s) while providing the opportunity for the neighbourhood to capitalize on the natural assets. This approach will enhance the liveability of the neighbourhood for all residents and provide an opportunity to introduce a distinctive local character.

The Shadow Mountain strata development and golf course amenity is the hub of the

neighbourhood. It is a master planned development design to promote active lifestyles by providing opportunities for residents to live an active outdoor lifestyle. It is centered on a semi-private 18-hole championship golf course.


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.3 PLAN OBJECTIVES The plan objectives for the neighbourhood include the following:

a) To promote a pedestrian oriented and diverse neighbourhood by: i) providing for a diversity of housing types and tenures to enable citizens from a range

of economic levels and age groups to live there;

ii) ensuring an appropriate land use mix that will contain housing, retail, work places, parks and amenities essential to the daily life of residents;

iii) provide an integrated network of streets, pedestrian/ bike paths, trails and cart paths

(within the Shadow Mountain strata) that will contribute to a network of fully connected and interesting routes to all destinations within the neighbourhood.

b) To create a strong sense of place and neighbourhood identity by:

i) creating a neighbourhood center or focus through the development of the clubhouse

facility that will be open to the general public;

ii) utilizing a site design that will encourage low impact development by being reasonably compact relative to the overall neighbourhood area;

iii) encouraging the selection of construction materials that will be context sensitive

reflecting climatic considerations and regional character to reinforce the development of local community distinctiveness;

iv) capitalizing on the natural amenities that exist within the St. Mary Neighbourhood

Plan area and the surrounding context.

c) To promote transportation choice by:

i) designing the neighbourhood to be relatively compact overall to promote easy walking and cycling while recognizing topographic influences;

ii) locating key nodes or destinations within walking distance of transit to service the

overall St Mary Neighbourhood Plan area;

iii) ensuring that layout and character of the neighbourhood is consistent with a larger transit network;

iv) providing a coherent network of streets and pathways suited to the topography to

provide connectivity that will encourage pedestrian and bicycle use.

d) To protect environmental assets by:

i) protecting vegetated steep slope areas;

ii) creating well-defined edges for residential clusters through the use of greenbelts or wildlife corridors that will be preserved permanently;



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iii) preserving the natural terrain, drainage and vegetation within the neighbourhood;

iv) considering conservation of natural resources through sensitive site;

v) prescribing water efficiency through the use of ground water recharge systems, the use of drought tolerant landscaping and recycling where possible;

e) To establish recreation and outdoor opportunities by:

i) utilizing site design principles that take advantage of significant natural features/

amenities; ii) providing for public enjoyment of the existing Public Use Reserve amenity on the

west side of the neighbourhood in a manner that respects private property. iii) Connecting residential enclaves, open space, natural areas, and the golf course

facility with a pedestrian network while respecting private property. .4 THE PHYSICAL ENVIRONMENT AND NATURAL HAZARDS In support of the of the Shadow Mountain Strata development specifically, a number of professional technical studies were undertaken to assess the opportunities, constraints and mitigation measures relating to development of the site. The studies included an archaeological review, geotechnical review, wildfire assessment, ecological assessment and hydrology assessment. a) General

The St. Mary’s River, treed slope breaks and other environmentally significant elements within the St Mary Neighbourhood Plan area provide important aquatic and wildlife habitat and wildlife corridors. The Shadow Mountain strata reflects the objective of protecting and enhancing natural habitat in accordance with the direction outlined in the May 2008 “Ecological Inventory and Recommendations for the Shadow Mountain Development Final Report” prepared by Interior Reforestation Ltd. Accordingly, within the Shadow Mountain strata development specifically, environmentally sensitive area protection strategies, open space design and configuration, and storm water management strategies have been carefully developed in the land use planning process. Furthermore, given the spectacular natural setting of the St. Mary Neighbourhood, sustainable, low-impact development approaches are utilized in planning for the Shadow Mountain strata development. The purpose is threefold: firstly, to protect the integrity of the existing environmental features influencing the site by preserving and enhancing key open space areas and through the protection of environmentally sensitive areas; secondly, to enhance the “natural” experience for residents; and thirdly to reduce the development “footprint” on the community by utilizing low-impact development standards and promoting sustainable building construction standards.



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b) Environmentally Sensitive Areas

The report entitled “Ecological Inventory and Recommendations for the Shadow Mountain Development” (Interior Reforestation Co. Ltd., 2008) provides an investigation and assessment of environmentally sensitive areas (ESAs) within the Shadow Mountain strata. One of the key findings is that no critical wildlife habitat was identified during the review. The information obtained through the process was utilized in the preparation of the overall land use plan within the Shadow Mountain strata development. Identified ESAs are illustrated on Appendix 2 (Environmentally Sensitive Areas) of the Neighbourhood Plan. Included is the identification of environmentally sensitive areas as defined by the OCP. Environmental management planning will be undertaken to promote wildlife habitat enhancement and protection of riparian habitat for blue-listed species.

Environmental Policies

i) Consistent with the Environmentally Sensitive Development Permit Area section of

the OCP, establish the key areas on the south shore of St. Mary River as ESAs on Appendix 2 (Environmentally Sensitive Areas) and supporting Figures of the Neighbourhood Plan.

ii) The Health of the St. Mary’s River is important to the City.

iii) The connectivity of steep sloped areas is important to preserve the integrity of natural

habitat, wildlife corridors, and benefits to the neighbourhood and shall be protected as such.

iv) Limit human activity within ESAs to maintain the integrity of the natural

environment and preserve their ecological function and vitality through the use of signage, restrictive covenants, creation of land parcels through subdivision, Development Permits and/or other such mechanisms as approved by the City.

v) Ensure the protection of the riparian area through the registration of restrictive

covenants, creation of land parcels through subdivision, Development Permits and/or similar mechanisms as approved by the City.

vi) The protection of riparian habitat, lands subject to erosion, lands subject to flooding, and extreme steep slopes shall be achieved pursuant to the Land Titles Act by way of s. 219 covenants, such covenants to include provision that saves the City of Cranbrook harmless in any event; and further, that private lots be permitted to include geotechnical development setbacks.

vii) Opportunities for enhancement of significant ESAs will be encouraged. viii) Within the green common space area as designated along the south shore of St.

Mary’s River within the St Mary Neighbourhood Plan area, methods shall be applied to protect the ecologically sensitive area as approved by the City.

ix) Indentify habitat enhancement and restoration opportunities available in the St

Mary Neighbourhood Plan area and encourage habitat enhancement and restoration efforts in coordination with land development.



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x) Control the spread of invasive plants by encouraging best management practices. xi) Provide safe, natural, physical connections to the St. Mary’s River. xii) Wherever possible, existing large diameter trees, snags and vegetation shall be

retained in recognition of the inherent wildlife values. xiii) Any hard-surface area, including building footprint and driveways, shall be planned

and designed to facilitate on-site retention of storm water. xiv) Existing trees and vegetated corridors shall be retained and incorporated into the

design of streetscapes and internal private landscapes in consideration of wildfire risk and habitat value.

xv) Perimeter and internal parcel fencing shall be minimized, designed and located in

consideration of facilitating wildlife movement and public safety and to contribute to the rural character to the neighbourhood.

c) Geology, Soils & Steep Slopes (1) Site Conditions

A geotechnical review was undertaken in support of the Shadow Mountain strata development. (2) Morphology The St. Mary’s River eroded system of terraces ranging in elevations from 825 m to 875 m until it reached its current meandering channel at 825 m and 815 m at the west and east side of the Shadow Mountain lands respectively. River banks are relatively shallow, mostly less than 10 m high. The exception is about an 85 m high escarpment in the northeast portion of the Shadow Mountain lands. The escarpment is unstable, showing signs of erosion and ravelling. Erosion is also evident in river outer banks. Slopes between individual terraces are relatively steep but, in general, stable. Early post-glacial topography, moderately undulating knob-and-kettle type, is preserved in two small triangular land segments west of Highway 95A and most of the ground on the east side of the same highway. This terrain is typically above elevation 895 m. The abundant steep ridges running through the Shadow Mountain lands total approximately 11 kilometres of natural, undisturbed land. By setting aside these steep ridges as protected connective corridors, wildlife are able to utilize these features for feed, cover, and to access other parts of the property, the river, and adjoining lands. The City has established a Development Permit Area in the OCP to protect against slope and geotechnical hazards and wildfire hazards through appropriate site management and mitigation pursuant to the associated provision in the Local Government Act.



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(3) Surface Geology The Shadow Mountain strata lands are underlain by glacial outwash covering bedrock surfaces. Bedrock, green, grey and purple, buff weathering, dolomite argillite (Precambrian) is exposed in the north river bank at the McPhee Bridge. Glaciers, up to about 1500 m thick in the Rocky Mountain Trench, covered the area at the end of the last glacial period. As the glaciers retreated to the mountains, melt waters brought sand and gravel outwash into valleys and covered glacial moraines. During advanced stages of the deglaciation process, a temporary blockage of the Trench was formed south from the junction of St. Mary’s and Kootenay rivers. This lake, called Glacial Lake Wycliffe, was large but relatively shallow and fine materials, chiefly sand, silt and clay were deposited. Sudden release of lake water caused rapid down-cutting of lacustrine, fluvial and glacial deposits along the downstream segments of St. Mary River and produced system of terraces. It appears that this erosion also removed most of the lacustrine deposits within the Shadow Mountain strata lands.

(4) Groundwater Regional groundwater table converges towards the river channel in the Shadow Mountain strata lands area. There is no evidence of seepage on the hillsides and in gravel pits operated in the upper terraces.

(5) Soil Characteristics and Properties Data on local soils was compiled from published information and previous works undertaken in the Kimberley – Cranbrook region.

(i) Glaciolacustrine Deposits These deposits are rare on the Shadow Mountain strata area and may form a relatively thin veneer in its southeast segment, in areas outside of highest terraces. They are remnants of “Glacial Lake Wycliffe” and are composed predominantly of stratified sand and silt with minor clay layers. These deposits are insignificant insofar as slope stability is concerned.

(ii) Outwash Deposits

Outwash deposits, chiefly sand and gravel with variable silt content, are widespread on the property. They are exposed in gravel pits and in river escarpments. These deposits are dense, well drained and of high shear strength.

(iii) Moraine Deposits

Moraine landforms have been deposited directly from glaciers and the constituent material is commonly called glacial till. Melt waters from the mountains modified and covered original moraine. Glacial till is a heterogeneous mixture of gravel and sand in silty and clayey matrix. The till material is usually cohesive due to the silt and clay content.



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Steep Slope Policies i) Apply the Development Permit Area policies and guidelines established in the OCP to

the St Mary Neighbourhood Plan area to protect against slope and geotechnical hazards illustrated on Appendix 3 (Natural Hazards Map), and to protect the natural environment.

ii) Ensure the protection of steep slopes through the registration of restrictive covenants, creation of land parcels through subdivision, Development Permits and/or similar mechanisms as approved by the City.

iii) The protection of riparian habitat, lands subject to erosion, lands subject to flooding, and extreme steep slopes shall be achieved pursuant to the Land Titles Act by way of s. 219 covenants, such covenants to include provision that saves the City of Cranbrook harmless in any event; and further, that private lots be permitted to include geotechnical development setbacks.

iv) In addition to the City’s Steep Slope Development Permit requirements, a tree preservation covenant shall be registered on the Shadow Mountain strata development restricting the removal of trees and shall be subject to the control of the City. d) Natural Hazards

No sink holes, and with the exception of outer river banks, no significant erosion features, or other active earth processes have been identified within the Shadow Mountain strata lands. Active erosion impacts the river terrace in the northwest sector of the Shadow Mountain strata lands and the river escarpment (The Hoodoos) in the northeast portion. The seismic hazard area is negligible in this area. Slope analysis shows most of the terrain is gently to moderately sloping with gradients ranging from 15% to 45%. Slopes exceeding the 45% gradient are encountered between individual terraces and in the river escarpment in the northeast segment of the Shadow Mountain strata. These slope gradients range from 50% to 100%. Given the relatively extensive residential development and irrigated golf course, consideration was given to changes of the evapo-transpiration regime and partial slope saturation was assumed. A “no building” setback is identified for slopes greater than 40% gradient. Natural Hazards Policies i) The Hazardous Conditions section of the OCP (Policy 19.3.1 – Steep Slopes and

Policy 19.3.2 – Wildfire Hazard) has particular relevance to ESAs and is to be applied in the St Mary Neighbourhood Plan area in consideration of wildlife movement corridors.



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(1) Floodplain Portions of the Shadow Mountain strata lands are flood prone and are subject to the City of Cranbrook Floodplain Management Bylaw 3612, 2008. Accordingly, any consideration of development within areas subject to flooding will require application to the City of Cranbrook supported by sufficient professional expertise including hydrological assessment and recommendations for design and construction prepared and certified by a qualified Engineer registered in British Columbia.

(2) Wildfire/ Fire Smart Development

Section 20 (Development Approval Information) and Section 19.3 (Wildfire Hazard Development Permit Area Guidelines) of the OCP state that a report by a Professional Forester is required prior to the approval of any subdivision in order to protect property from wildfires through prescribed mitigation measures. A wildfire hazard assessment (Wildfire/ Urban Interface Prescription and Treatment Plan Proposal – Scott Blissett, R.P.F.) was undertaken in February 2008 for the Shadow Mountain strata development. Firesmart® guidelines have been used to address factors of consideration in mitigating the potential for fires to spread from within the Shadow Mountain strata lands area to adjacent forests and to prevent the spread of wildfire from adjacent forests to building structures within the St. Mary Neighbourhood. Wildfire/ Fire Smart Policies

1. Wildfire/ Fire Smart Apply the Wildfire Hazard Development Permit Area policies and

guidelines and Development Permit requirements for approval of development established in the OCP to the St Mary Neighbourhood Plan area to protect against wildfire hazards.

2. In recognition of the size and character of the Shadow Mountain strata development,

the golf course shall provide trained ‘first response” staff to react to forest fire events. 3. On-site golf course ponds shall be made available to provide water as required for

forest fire control, and accordingly, the Shadow Mountain strata shall ensure that access provisions are made to ponds and the St. Mary’s River.

e) Low Impact Development

Planning for the Shadow Mountain strata development has carefully considered the natural opportunities and constraints influencing the site. Site planning will respond to topography to capitalize on view scapes and view corridors. Key wildlife corridors will be preserved to connect adjacent lands to the St. Mary’s River and will be interwoven throughout the golf course design. A series of residential enclaves distinguished by combinations of distinctive site characteristics will contribute to an enhanced feeling of nature and openness, consistent of the natural backdrop. Single-family lots within Shadow Mountain strata west can be characterized by their location in relation to the natural site terracing such as riverfront, upper bench or golf course.



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The east side of the Shadow Mountain strata is characterized by a series of smaller benches unlike the more substantial terraces on the west side. The lots are larger and worked into the overall landscape using the same principles as the west side. However, given that the lots are substantially larger, the feel of the east side is much more rural in character. Key mature stands of trees/ vegetation will be retained through the Neighbourhood and site grading will be minimized to enhance the natural context and reduce the impact on natural landforms.

Low Impact Policies i) The area of impervious surfacing shall be minimized to encourage storm water

infiltration. ii) Existing tree and natural vegetation cover shall be retained where possible through

the development process. iii) Landscape maintenance and conservation practices shall be promoted that

minimize the requirements for irrigation and chemical applications. iv) Public interest in and voluntary stewardship for conservation and enhancement of

the Public Use Reserve on the west side of the neighbourhood shall be encouraged.

v) Sustainable building practices shall be encouraged. vi) “No-disturbance” areas within the Neighbourhood shall be established and

maintained through the registration of restrictive covenants, creation of land parcels through subdivision, dedication of green space areas Development Permits and/or other such mechanisms to protect sensitive habitat and vegetation.

vii) It is a Council resolution that the protection of riparian habitat, lands subject to erosion, lands subject to flooding, and extreme steep slopes shall be achieved pursuant to the Land Titles Act by way of s. 219 covenants, such covenants to include provision that saves the City of Cranbrook harmless in any event; and further, that private lots be permitted to include geotechnical development setbacks.

viii) Impacts on steep slopes, wildlife corridors and habitat areas shall be minimized

through the construction process by developing a construction management strategy. f) Archaeology

An Archaeological Overview Assessment and an Archaeological Impact Assessment were completed for the Shadow Mountain strata lands. The only finds of potential archaeological interest encountered during this assessment consisted of three pieces of possible fire broken rock in a single location. On this basis, it was concluded that there are no further archaeological concerns with the Shadow Mountain strata development.



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.5 LAND USES AND DEVELOPMENT PATTERN The land use designations outlined in Appendix 1 (Land Use Plan) provide a framework for the coordinated development of the St Mary Neighbourhood Plan area. This section describes the land use designations integral to the St. Mary Neighbourhood Plan, identifies the general location and densities, and presents development rationale and policies of the Shadow Mountain strata development within the context of the larger St. Mary Neighbourhood Plan area.

a) Residential

(1) Projected Population The changing demographics in Cranbrook have implications for the demand and supply of services. BCStats indicate that since the year 2005, the City is growing at a rate of approximately 1% annually. This correlates with an annual population increase of approximately 200 residents and 90 residential units (based on an average of 2.4 residents per dwelling unit). This has immediate implications for absorption in the Shadow Mountain strata development. The expected build-out for the private strata development will accommodate a population of 3,060 residents (based on an average Cranbrook household occupancy of 2.4 persons per household). This number is expected to be variable given the uncertainty associated with the nature of strata ownership within the development. The remainder of the neighbourhood area is projected to accommodate approximately 710 residents in single-family residential form based on a predominantly low density single-family residential form. This totals a neighbourhood population of approximately 3,770 residents. This number could increase given the provision for secondary suites in single-family houses. However, it is not possible to quantify it given the uncertainties of individual homeowner preferences relating to suites.

(2) Anticipated Demographics According to the 2006 Census Profile for the City of Cranbrook, the age groups 0 – 19 years are represented at a slightly higher percentage than the Provincial average. During the prime income earning years of 20 - 54, the trend reverses and then reverses again for the age groups 55 years plus. This translates into a young population that will require entry-level housing to avoid leakage from the City. Given that over 30 per cent of the housing stock was constructed during the period 1971 -1980, it can be expected that this will become available to the market at more affordable prices as the 55 year plus demographic either upgrades or down sizes. The St. Mary Neighbourhood will provide a range of housing to respond to the preferences of a broad demographic profile. The objective is intended to attract households ranging from young families to seniors by providing desirable amenities within in the neighbourhood and a strong sense of community through design. The amenities include a connection to outdoor opportunities afforded by the St. Mary’s River on the north side of the Neighbourhood and the “Rails-to-Trails” connection on the west side. In addition, the arrangement of the various residential types will ensure that the neighbourhood is more inclusive and integrated for the enjoyment of all residents. Although much of the development is expected to attract full-time residents, part time residents are expected given the accessibility to significant regional amenities and those offered by the regional commercial hub of Cranbrook.



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(3) Housing Types The intent of the Shadow Mountain strata development program is to provide a range of housing choice in an effort to attract a diverse resident and non-resident population by providing large and small single-family lots (with the potential for secondary suites) and multi-family residential units. The intended composition of housing product is reflective of current and projected market demand. In reviewing information from Census Year 2006, the City’s housing stock was comprised of 52% single-family detached housing and 34% in various forms of multi-family residential. This provides a basis for defining an approximate ratio for residential mix. The precise number of residential units and mix is expected to be refined throughout the development lifespan. Residential Typology West Side East Side Total # Shadow Mountain Strata Single-family detached 456 160 616 Shadow Mountain Strata Future single-family 16 29 45 Adjacent St Mary Neighbourhood Single-family detached 187 88 275 Shadow Mountain Strata Multi-family residential 610 4 614 Adjacent St Mary Neighbourhood Multi-family residential 0 20 20 1,269 301 1,570 Residential development will occur in accordance with the associated provisions of the City’s Official Community Plan as outlined below.

(4) Density There will be a mix in residential parcel sizes throughout the overall St Mary Neighbourhood Plan area that will be refined as the neighbourhood develops. This mix is largely a function of a site design program that responds sensitively to the topographic characteristics and the expected community composition. However, the Shadow Mountain strata development specifically, will be characterized as follows: east side will be predominantly larger estate residential parcels; west side will be comprised of smaller urban sized single-family residential lots with approximately 7.3 ha (18 acres) of dispersed multi-family sites. Densities for the Shadow Mountain strata development are as shown in the table below. Gross Density is based upon all lands within a development (including roads, park lands, etc). Net Density would remove all areas of the extra lands. The strata development figures are based on maximum possible build out (including the 45 future lots identified above). The Developer notes a hybrid density that excludes only the golf course lands from the calculations to improve densities to 11.1 units per hectare on the west side and 2.7 units per hectare on the east side.



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Density Shadow Mountain

West

Shadow Mountain East

Total

Gross Hectare

143.73 ha 117.90 ha 231.63 ha

DU’s per Gross Hectare

7.5 1.6

(5) Phasing

The Shadow Mountain strata will be a phased development constructed in seven phases as outlined in the table below and illustrated on the attached phasing plans. These figures reflect the total number of lots created for each phase within both east and west sides of the development. The timing associated with construction of each phase will be market dependent. General Residential Policies i) Single-family residential – shall be developed in accordance with the “Low Density

Residential Land Use Designation” provisions of the Official Community Plan.

ii) Within the comprehensive development area referred to as the “Shadow Mountain strata development”, an additional single-family residential land use designation is included:

a) Estate Single-Family with a density up to 5.0 units per gross hectare.

b) Estate Single-Family shall be developed in accordance with the “Estate Single-

Family Land Use Designation” provisions in this Neighbourhood Plan.

iii) Multi-family residential – shall be developed in accordance with the “Medium Density Residential Land Use Designation” and “High Density Residential Land Use Designation” provisions and “Multi-Family Development Permit” guidelines of the Official Community Plan.

b) Estate Single-Family

The intent of the Estate Single-Family designation is to accommodate a residential development form that is complementary to the rural holdings in the surrounding area within the City and Regional District. Accordingly, the Estate Single-Family designation accommodates development of large single-family residential lots. Further, it supports the objective of setting dwellings further back on each site to achieve a semi-rural streetscape character. (OCP Amendment Bylaw 3648, 2009)



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Estate Single-Family Policies i) Accommodate Estate Single-Family uses in general accordance with map

Appendix 1 (Land Use Plan) of the St Mary Neighbourhood Plan.

ii) While recognizing that infill opportunities may occur beyond the Shadow Mountain strata development, maintain a semi-rural estate character of the land designated Estate Single-Family on map Appendix 1 (Land Use Plan) of the Neighbourhood Plan.

iii) Ensure that subdivision proposals on land designated Estate Single-Family include required setbacks, housing form and landscaping that is respectful of the surrounding rural context.

iv) In an effort to provide diversity in housing choice and tenure, permit a secondary suite.

v) Permit vehicular access to Estate Single-Family residential lots from the street front provided that the driveway profile is minimized to reduce the area of impervious surfacing while providing sufficient width to accommodate two vehicles parked side by side.

vi) Minimize the extent of the front façade occupied by garage doors.

vii) The preservation of a semi-rural character of Estate Residential areas will be achieved by promoting the use of a ditched road profile with erosion protection.

c) Low Density Residential

The Low Density Residential designation accommodates residential development at densities generally below 15 units per hectare (six units per acre) within the west portion of the Shadow Mountain strata development and otherwise in accordance with Section 6.2(a)i of the OCP throughout the balance of the St Mary Neighbourhood Plan area. This designation provides for the development of small single-family residential lots. (OCP Amendment Bylaw 3648, 2009) Low Density Residential Policies i) Accommodate Low Density Residential uses in general accordance with map

Appendix 1 (Land Use Plan) of the St Mountain Neighbourhood Plan.

ii) Orient living space in residential dwellings closer to the street to establish a well-defined streetscape where dwellings rather than garages maintain a dominant visual presence.

iii) Promote shared access between adjacent residences to minimize the visual impact of driveways and the number of driveway crossings impeding the pedestrian environment.

iv) Minimize driveway-crossing widths to reduce negative impacts on the pedestrian

environment. v) Minimize the extent of the front building façade occupied by garage doors.



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vi) In an effort to provide diversity in housing choice and tenure, permit a secondary

suite.

d) Medium & High Density Residential The Medium & High Density Residential designations is intended to provide for multi-family residential development within the St. Mary Neighbourhood in areas where it is difficult to accommodate lower density residential development efficiently. The average density for Medium & High Density Residential developments is 81 units per gross hectare (32.4 units per acre). Residential units may be accommodated in various building forms including low-rise at 1 to 3 stories, mid-rise at 4 to 9 stories and high-rise at 10 stories and higher. Medium & High Density Residential Policies i) Medium & High Density Residential shall be permitted in accordance with Sections

6.2, 21.3 and 21.4 of the OCP and as shown on Appendix 1 (Land Use Plan).

ii) All development within the Medium & High Density Residential shall be subject to the “Multi-Family Residential” Development Permit guidelines in Section 19.5 of the OCP as applicable.

iii) The design of multi-family residential units must contribute to a unified streetscape, a positive pedestrian experience and principles of good urban design.

iv) Multi-family residential buildings and units are encouraged to be both adaptive and accessible for persons of different stages of life and degrees of mobility.

v) A distance of at least 30.5 m (100 ft) should be maintained between mid and high-rise buildings where facing residential units are considered.

vi) Massing of low to medium/high-rise residential buildings should be designed to present a transition in residential scale to the street.

vii) Side yard height step-backs should be provided where low to high-rise residential buildings are adjacent to single-family dwellings and height step-backs at street corners in the form of lower one or two storey building elements.

e) Park and Green Space

The Local Government Act requires provision of park space as part of the subdivision process in order to ensure an appropriate amount of park land is provided to the community at large as an amenity that contributes to the overall quality of life. One of the most significant features of the St. Mary Neighbourhood Plan area is its natural setting on the St. Mary River that is framed by spectacular mountain views. The St Mary Neighbourhood Plan establishes a network of open space, private common green space and trails that capitalize on this natural amenity within walking distance. This enables opportunity for active and passive recreational activities. In addition, planning for the Shadow Mountain strata development will integrate upland passive common green spaces, with approximately linear wildlife corridors, the golf course area, and river front green space.



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These amenities will be linked by trails and golf cart paths that can be accessed on foot, bicycle or be utilized for cross-country skiing. St Mary Neighbourhood Plan residential policies promote the fronting or backing of homes directly onto open space, common green spaces, wildlife corridors or buffer areas. St Mary Neighbourhood Plan residential policies also require new development to respect, integrate, and contribute to the character of natural neighbourhood context. Park & Green Space Policies i) The City is prepared to accept the 5% Park dedication requirement as cash in lieu at the

time of subdivision for the Shadow Mountain Strata development.

ii) The City requires some public opportunity to access the piece of Crown land through subdivision through the Strata Lands.

iii) Public access to the St. Mary River shall be provided: in order of preference:

through City acquisition of the adjacent Crown parcel by a hiking trail, or by a hiking trail through a dedicated public Rights of Way on the westerly portion of the Shadow Mountain strata lands or consistent with the Land Titles Act and OCP.

iv) Strata lands required for public access to the River are in addition to the required

5% Park dedication.

v) Secure common green space and trails through development approval and subdivision processes in general accordance with Appendix 4 (Conceptual Circulation Plan) of the Neighbourhood Plan. Pedestrian and cart path crossings of the Highway 95A Rights of Way require MOTI approvals.

vi) Link neighbourhood green space, key destinations and amenity areas through a network of sidewalks, public and private trails as illustrated on Appendix 4 (Conceptual Circulation Plan).

vii) Create common green space areas that are safe and functional with well-defined entry points and edges and suitable grades.

viii) Recognizing the need for a hierarchy in accessibility levels, design pedestrian circulation within open space areas and common green space areas as barrier-free where possible and integrate pedestrian circulation with neighbourhood streets and circulation systems.

ix) Where trails are situated near the St. Mary River or wetland areas, they shall be developed in accordance with the established trail provisions of the Official Community Plan.

x) All access to sensitive steep ravines and gullies shall be restricted to prevent soil erosion as well as disturbance of wildlife and aquatic habitat.

xi) Where possible and in consideration of Firesmart® principles, seek a balance in the protection of significant trees and vegetation in the design of open space and green common space to protect sensitive environmental/ wildlife values relative to management of fire hazard



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f) Golf Course The most dominant feature around which the Shadow Mountain strata is largely organized is a planned 18-hole championship golf course. This amenity totals approximately 93 ha (230 acres) in area and integrates enhanced and inherent environmental elements and natural landscape features in its design. It will include a driving range, practice green, teaching facilities, maintenance facilities, snack bar, pro-shop and clubhouse (restaurant/ lounge). The golf course will be semi-private with full membership afforded to Shadow Mountain strata residents only. Public access will be provided to the golf course and associated facilities. The clubhouse will be available to host functions or small conventions, which will be a promotional feature for local tourism. It is anticipated that the Shadow Mountain golf course will complement the St. Eugene Mission golf course given its proximity, heightening the attraction to the area as a lifestyle opportunity.

(1) Golf Course Irrigation The proposed fairway No. 6 overlaps about a 50% width of an existing no disturbance setback, registered on Restrictive Covenant Plan NEP21400. The development setback was set prior to consideration of the specific use for golf course development. Initial professional assessment indicates that the proposed segment of the golf course (Hole #6) could be safely developed at this location. The Developer is required to follow appropriate procedures to address the existing covenant (XH204881A) on Covenant Plan NEP21400.

Golf Course Policies i) Golf course irrigation will be achieved through non-potable ground water wells

supplemented by a back up surface water supply.

ii) Golf course design shall ensure that safety netting and fencing is not required to reinforce the rural character of the area.

iii) A tunnel shall be constructed to facilitate access to the east and west sides of the golf course, subject to MOTI approval. The tunnel shall also function as part of the pedestrian trail network for Shadow Mountain strata residents.

iv) Manage the movement of chemical applications on the golf course through the use of bioswales or other measures to avoid potential impacts on adjacent natural areas.

v) Maintain golf course water features as golf course irrigation water storage and storm water overflow capture.

vi) Develop and implement irrigation management strategies for areas within the golf course that are in proximity to sensitive steep slopes.



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g) Commercial Uses

(1) Neighbourhood Commercial Neighbourhood scale commercial will be accommodated within the St Mary Neighbourhood Plan area to serve the daily convenience shopping needs of residents. This use will be organized to maximize accessibility and encourage non-motorized trips thus reducing road congestion, vehicular pollution, and promote active lifestyles for the overall neighbourhood. Neighbourhood Commercial Policies i) Accommodate Neighbourhood Commercial development as illustrated on Appendix

1 (Land Use Plan).

ii) Permit a general service commercial use within the Neighbourhood Commercial area that caters to the daily convenience shopping needs of neighbourhood residents. A residential unit above the first storey may also be considered within this land use designation.

iii) Ensure that the form and character of commercial development reflects the gateway location and neighbourhood character and encourage the development of design guidelines to achieve this objective.

iv) The provision of outdoor seating areas is encouraged as part of the site planning for this form of commercial development.

v) Ensure that exterior lighting generally respects the “dark sky” principles (as prescribed by the International Dark-Sky Association) and the adjacent rural context by minimizing light spill.

(2) Tourism Commercial

The proposed golf course will serve local and non-local residents. The golf course will be semi-private with full membership afforded to Shadow Mountain strata residents only. Public access will be provided to the golf course and associated facilities. The clubhouse will be available to host functions or small conventions, which will be a promotional feature for local tourism. Tourism Commercial Policies i) The proposed golf course shall provide access for public use of its facilities in

addition to private use.



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h) Urban Reserve

Certain areas are not planned for specified land use and development at this time. In recognition of this, these lands will be designated as Urban Reserve or remain undesignated until a separate OCP amendment is approved. Urban Reserve Policies i) Accommodate Urban Reserve uses in general accordance with map Appendix 1

(Land Use Plan) of the St Mary Neighbourhood Plan.

ii) Lands within the Urban Reserve designation shall be developed in accordance with the provisions of the “Urban Reserve” land use designation of the Official Community Plan.

i) Transportation

The St. Mary Neighbourhood Plan includes a network of predominantly private internal roadways to provide circulation within the Shadow Mountain strata development and golf course. This will include primary internal roadway and secondary emergency vehicle access roads as necessary. The existing Wycliffe Park Road is a public road under the control of the Ministry of Transportation and Infrastructure and will provide access to the west side development. Private access to the east side of the development will be provided from Parnaby Road that is currently a public road under the control of the City of Cranbrook. All proposed roads within the development are shown on Appendix 5 (Road Network Plan) of the Neighbourhood Plan. Management of traffic generated by the St. Mary Neighbourhood will occur in accordance with requirements of the Ministry of Transportation and Infrastructure including consideration for timing of highway improvements. It is anticipated that the St. Mary Neighbourhood will be serviced by transit once adequate service level requirements can be achieved. The St. Mary Neighbourhood Plan establishes a framework for the creation of a walkable lifestyle neighbourhood using a coherent and relatively connected pattern of streets, lanes and pedestrian and cycling routes. The primary transportation aim of the St. Mary Neighbourhood Plan is to encourage walking, cycling and the use of transit in addition to use of the private automobile.

(1) Street Network The St. Mary Neighbourhood Plan is currently serviced by Wycliffe Park Road and Parnaby Road. Access from Highway 95A will be restricted as per the Ministry of Transportation and Infrastructure Major Street Network Plan that has established the major intersections along Highway 95A as Parnaby Road/Mountainview Road, Echo Field Road/Kennedy Road and at Theatre Road. The Ministry of Transportation and Infrastructure has endorsed a proposed access location off Wycliffe Park Road as the main point of access to the westerly Shadow Mountain strata lands and connection to Parnaby Road for access to the easterly lands. The future connection of Wycliffe Park Road to Mountview Road, creating a major intersection node at Mountview/ Parnaby Road is consistent with the Major Street Network Plan.



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Improvements to Highway 95A are required as development in the Neighbourhood proceeds. Highway improvements will be undertaken with a phased approach, approved by the Ministry of Transportation and Infrastructure, based on development triggers identified in the Traffic Impact Analysis. Options for future highway improvements at Parnaby Road and Mountview Road and future re-alignment of Wycliffe Park Road are being considered to facilitate network solutions identified in the Major Street Network Plan. All highway improvements deemed necessary to facilitate the traffic impacts on Highway 95A must be approved by the Ministry of Transportation and Infrastructure. Access applications to MOTI and the City will be required for the main access into the Shadow Mountain strata development off Wycliffe Park Road, the proposed "alternate" access east of the CPR crossing, the two proposed "emergency" access locations off Highway 95A and a combination "alternate/emergency" access on the east side of Highway 95A.

(2) Emergency and Alternate Access

Secondary Emergency Vehicle Access & Egress roads form part of the Road Network Plan within the Shadow Mountain strata. These two way emergency roads connect the three levels of development benches on both the east and west parcels. Two emergency access/egress points are located south of the McPhee Bridge from both the east and west parcels onto Highway 95A. An alternate access and Secondary Emergency Vehicle Access & Egress road exits/enters the upper bench elevation of the eastern parcel onto/from Highway 95A. An alternate access and Secondary Emergency Vehicle Access & Egress road exits/enters the middle bench elevation to the upper bench elevation of the western neighbourhood onto/from Wycliffe Park Road. As the road is only in service when the primary access is blocked and emergency services are required within the site, the very infrequent use of this road does not require that it be paved, but must have a solid gravel base. During winter conditions, Secondary Emergency Vehicle Access & Egress roads shall be cleared of snow to ensure accessibility to the site at all times in accordance with City standards for snow removal. Access to Secondary Emergency Vehicle Access & Egress roads will be restricted to emergency vehicle use only through the use of a locked gate or locking removable bollards at both road entrances. Parking will be restricted using a designated ‘No Parking Zone’ on both sides of the Secondary Emergency Vehicle Access & Egress road accesses. Transportation Policies i) Except within the Shadow Mountain strata development, use a grid system of

streets with short blocks to provide multiple travel routes for vehicles, pedestrians, and cyclists.

ii) Establish a system of roads to serve the neighbourhood plan area in general conformance with Appendix 5 (Road Network Plan).

iii) Strata roads shall be designed and constructed to City standards to accommodate emergency services vehicles, public transit and school buses.

iv) Incorporate road design measures to reduce vehicle speeds, improve intersection

safety, shorten pedestrian crossing distances, and reduce vehicle-pedestrian conflicts.



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v) Where roads intersect desired wildlife movement corridors, suitable design and construction measures shall be utilized to help facilitate the safe movement of wildlife.

vi) Emergency and alternate access provisions shall be provided for the Shadow

Mountain strata development.

(3) Pedestrian Circulation Network The Shadow Mountain strata development within the St. Mary Neighbourhood Plan area is intended as a “lifestyle” community designed to capitalize on the natural site amenities. These include river-oriented activities, proximity to the “Rails to Trails” regional trail network, golf course, and adjacent Public Use Reserve. Linking these elements is a comprehensive network of trails and golf cart paths. One riverbank trail will flank the north boundary of the St. Mary Neighbourhood Plan area west of Highway 95A. The goal of this carefully designed network is to provide easy and ample access to Shadow Mountain residents so as to encourage an active lifestyle. Pedestrian Circulation Policies i) As the St. Mary Neighbourhood Plan area develops, ensure that the pedestrian and

cycling network is highly connected with established or planned routes and integrate park trails and cart paths within the Shadow Mountain strata development with the overall circulation shown conceptually on Appendix 4 (Conceptual Circulation Plan).

ii) The City’s Subdivision and Development Servicing Bylaw shall guide the

construction standard for sidewalks and landscaping for public rights-of-way.

iii) The long-term implementation of the trail network for the St. Mary Neighbourhood Plan area will be guided by Appendix 4 (Conceptual Circulation Plan) of the Neighbourhood Plan.

iv) Development of trails will be pursued in conjunction with the City’s development approval and subdivision processes. The trails system shown in the St. Mary Neighbourhood Plan is conceptual and will be implemented through the course of development.

v) Trails will be constructed to create complete trail connections.

vi) Locate and mark major trailheads in areas with good visibility and accessibility.

(4) Parking Managing parking for the Shadow Mountain strata development and larger St. Mary Neighbourhood Plan area is important with respect to liveability, convenience, and visual character. Accordingly, sensitive consideration of large vehicle or recreational vehicle parking, on-street parking, modified on-street parking, off-street parking and visitor parking is necessary.



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Parking Policies i) A parking study shall be prepared to analyse parking requirements within the

context of the proposed Shadow Mountain strata development This will include consideration of large vehicle or recreational vehicle parking, on-street parking, off-street parking and visitor parking. Recommendations from the parking study may be considered as a basis for parking standards applicable to the development and forming part of a Comprehensive Development zone and applied through the subdivision and development approval processes.

ii) Except in association with the golf course operation, no overnight parking of

commercial vehicles shall be permitted within the Shadow Mountain strata development area.

j) Infrastructure Improvements

(1) Utilities

Expansion of the City’s infrastructure is necessary to accommodate development of the St. Mary Neighbourhood Plan neighbourhood. Future servicing must satisfy the functional demand created by anticipated future population growth and consider potential environmental impacts. Trunk main locations for neighbourhood water supply and distribution, sanitary sewer, and storm water servicing requirements to implement the St. Mary Neighbourhood Plan are presented in Appendix 6 (Water Distribution Concept Plan), and 7 (Sanitary Concept Plan). The storm water management plan shall be developed during the subdivision application stage. The servicing design will enable: • extension of municipal services in a coordinated manner to provide safe, reliable and

sustainable water and sanitary sewer services to the St. Mary Neighbourhood Plan area; and ensure,

• environmental impacts are considered in the planning of services in the St. Mary Neighbourhood Plan area.

All new development within the St. Mary Neighbourhood area is expected to be fully connected to City water and sanitary sewer. The required infrastructure and servicing alignment will be located along the Highway corridor to connect to the Wildstone development service extension to Echo Field Road. All utilities within the development are anticipated to be installed below grade.

(2) Water Distribution The St. Mary Neighbourhood Plan area is currently not serviced by a community potable water piped distribution system. All properties containing single-family dwellings are currently serviced by individual drilled wells as approved by the Regional District and Ministry of Transportation and Infrastructure prior to the subject parcels inclusion in the City of Cranbrook municipal boundary. The wells are low yield to service one single-family dwelling and lawn irrigation. Currently, fire flow protection does not exist for the subject lands. To facilitate development within the St. Mary Neighbourhood Plan area, connection to a City of Cranbrook water trunk main is necessary.



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The water distribution system will be looped. A trunk line feed from the City of Cranbrook distribution system is planned to connect to the St Mary Neighbourhood at the intersection of Parnaby Road and Highway 95A. The alignment of the City of Cranbrook trunk feed line will be located along or adjacent to the Highway 95A right of way. Water Policies i) Extend the water supply system to facilitate planned development within the St.

Mary Neighbourhood Plan area as illustrated on Appendix 6 (Water Distribution Concept Plan).

ii) City Water will not be used for golf course irrigation or for any related water features.

iii) Promote water conservation programs such as lawn watering restrictions, water meters and use of water storage systems such as rain barrels or cisterns.

iv) The Developer shall install, operate, maintain and own all potable water

infrastructure within the strata boundaries and that this ownership includes ultimate replacement as necessary.

(3) Sanitary Sewer

The St. Mary Neighbourhood Plan area is currently not serviced by a community sanitary collection and treatment facility. The properties were developed under the Regional District and Ministry of Transportation and Infrastructure approval authorities that permit the use of individual on-site septic tanks and sewage effluent discharge to ground tile fields per single family home. To facilitate development within the St. Mary Neighbourhood Plan area, connection to the City of Cranbrook sewage lagoon system is necessary. The sanitary sewer trunk mains are illustrated on Appendix 7 (Sanitary Concept Plan). Sanitary Sewer Policies i) Extend the sewerage system to support planned development within the St. Mary

Neighbourhood Plan area as illustrated on Appendix 7 (Sanitary Concept Plan). ii) The Developer shall install, operate, maintain and own all sewer infrastructure within the

Strata boundaries and that this ownership includes ultimate replacement as necessary.



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(4) Storm Sewer The St Mary Neighbourhood area consists of existing roadside ditches for draining impermeable surfaces such as paved roads. The storm water runoff infiltrates into the permeable ground in many locations. Along Highway 95A, road storm water runoff is directed over fill slopes with half pipes to the original ground elevation. Some signs of storm water runoff erosion are noted along the southern McPhee Bridge abutment slope. On-site storm water runoff and snowmelt, under the current development conditions, appear to soak away into the native granular soils. No concentrated flows or evidence of storm water or snowmelt flows was noted on the subject lands. With road construction, urban road storm water runoff of and snowmelt will require management via an underground pipe collection network for discharge to detention ponds or storm drywells. Groundwater infiltration systems and other methods for storm water management will reduce sediment transfer. Predevelopment catchment areas and associated calculated storm water runoff flows will be utilized to assess discharge rates from the project where storm water flows cannot be managed through infiltration to the ground via drywells. Depression storage may be used to delay storm water discharge to predevelopment rates. Storm water discharge to golf course water features may also be permitted. The predevelopment discharge shall be assessed for frequent storm events and overland spillway routes must be identified for more infrequent storm events. The road carriageway paved surface widths shall be minimized where possible to reduce the impermeable surfaces throughout the neighbourhood. Ground infiltration for storm water runoff shall be assessed by a qualified professional to safeguard against soil saturation adjacent to steep slopes susceptible to instability. This assessment shall form part of the overall storm water management plan. Storm Water Policies i) Construction of the storm water management systems shall promote the use of

drywell installations, bioswales and emergency overflows to ponding areas and golf course amenity features. The location of storm water retention ponds will be determined as part of a storm water management plan for the St. Mary Neighbourhood Plan area.

ii) Minimize impervious surfaces and increase ground-water infiltration throughout the

neighbourhood. iii) Environmentally sensitive best management practices for maintenance and

construction purposes shall form part of storm water management strategy. iv) Design storm water receiving areas or ponds to facilitate sediment settling. v) A storm water management plan associated with land development within the St.

Mary Neighbourhood Plan area shall be prepared to provide techniques and strategies that ensure post-development storm water flows do not exceed pre-development discharge rates.



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(5) Shallow Utilities The St. Mary Neighbourhood Plan area consists of overhead power and communication lines. Three-phase power lines extend to Wycliffe Park Road from the south. Single-phase power extends from the Wycliffe Park Road intersection north along the east side of the Highway 95A road corridor to the St. Mary River. Terasen Gas maintains a lower pressure pipe installation to service the St. Eugene Golf Course extending along the east side of the Highway 95A corridor and crosses the Shadow Mountain properties to head easterly. Telus, Shaw Cable, BC Hydro and gas services shall be installed underground within the development road network unless the service is temporary.

(6) Emergency Services Provision is required to ensure emergency services are available to the St. Mary Neighbourhood Plan area.

Emergency Services Policies i) Access provisions shall be provided to ensure that emergency vehicles can fully

service the St. Mary Neighbourhood Plan area. 6. IMPLEMENTATION Implementation of the St. Mary Neighbourhood Plan will involve a rezoning application(s) and other subdivision and development approval processes of the City of Cranbrook and related approving authorities, including applications as may be required to be made to the Agricultural Land Commission for exclusion of lands or approval of non-farm uses. Applications to enable implementation shall not be approved until after adoption of OCP amendment Bylaw No. 3632.

The Shadow Mountain strata development will require a rezoning application in the form of a comprehensive development and shall reflect the St. Mary Neighbourhood Plan concept as outlined in this document.

Development regulations and conditions for approval shall be consistent with the requirements of the St. Mary Neighbourhood Plan.

Building permit applications must be submitted together with the endorsement of the Shadow Mountain Strata developer or representative to ensure conformance with the Shadow Mountain Strata development architectural guidelines. In addition, as part of the building permit application process for new construction, additions or major renovations, a current Title Certificate together with full description or all associated encumbrances shall be provided to the Building Inspector at the time of application.



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7. APPENDICES The following maps are including in Schedule I-4: Appendix 1 – Conceptual Development Plan Appendix 2 – Environmentally Sensitive Areas Appendix 3 – Natural Hazards Map Appendix 4 – Conceptual Circulation Plan Appendix 5 – Road Network Plan Appendix 6 – Water Distribution Concept Plan Appendix 7 – Sanitary Concept Plan Appendix 8 – Proposed Shadow Mountain Phasing Plan

______________________________ City of Cranbrook Official Community Plan (2005-2021) Schedule I-4 (Amended July 2021)


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I-4 ST. MARY NEIGHBOURHOOD PLAN

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Transcript of I-4 ST. MARY NEIGHBOURHOOD PLAN