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SCHEDULE “C”

NAIT Ralph Klein Campus

Ellerslie ASP Amendment Report

Prepared by: UMA Engineering Ltd. 17007 107 Avenue Edmonton, AB T5S 1G3 T 780.486.7000 F 780.486.7070 www.uma.aecom.com 9044-003-00-4.6.1 April 2007

Table of Contents 1.0 Introduction .................................................................................................................................... 1

1.1 Purpose............................................................................................................................... 1 1.2 Background ......................................................................................................................... 1 1.3 Definition of Amendment Area ............................................................................................ 1 1.4 Land Ownership .................................................................................................................. 2

2.0 Statutory Plan and Policy Context ............................................................................................... 3 2.1 Plan Edmonton - City of Edmonton Municipal Development Plan Bylaw 11777 (as

amended) ............................................................................................................................ 3 2.2 Ellerslie Area Structure Plan, Bylaw 11870 as amended. .................................................. 3 2.3 City of Edmonton Zoning Bylaw.......................................................................................... 4

2.3.1 Zoning Classification ...................................................................................... 4 2.3.2 Airport Protection Overlay .............................................................................. 4

2.4 Edmonton International Airport Vicinity Protection Area Regulation .................................. 4 2.5 Highway 2 Corridor Landscape Design Guidelines ............................................................ 4

3.0 Site Context Development Considerations ................................................................................. 5 3.1 Topography, Drainage and Soils ........................................................................................ 5

4.0 Environment & Natural Areas ....................................................................................................... 6 4.1 Environmental Site Assessment ......................................................................................... 6 4.2 Natural Areas Assessment & Natural Areas Management Plan ........................................ 6 4.3 Tree Stand .......................................................................................................................... 6

5.0 Development Objectives and Principles...................................................................................... 7

6.0 The Amendment – Development Concept................................................................................... 8 6.1 Phasing ............................................................................................................................... 8 6.2 Built Form............................................................................................................................ 9 6.3 Development Statistics ....................................................................................................... 9

7.0 Amendment Impacts.................................................................................................................... 10

8.0 Amendment Rationale ................................................................................................................. 11 8.1 Land Use........................................................................................................................... 11

9.0 Infrastructure................................................................................................................................ 12 9.1 Storm Drainage................................................................................................................. 12 9.2 Sanitary Drainage ............................................................................................................. 12 9.3 Water Distribution.............................................................................................................. 12 9.4 Shallow Utilities ................................................................................................................. 13

10.0 Transportation.............................................................................................................................. 14 10.1 Overview ........................................................................................................................... 14 10.2 Regional Network Accessibility ......................................................................................... 15 10.3 External Roadway Network............................................................................................... 15

10.3.1 Arterial Roadways ........................................................................................ 15

TABLE OF CONTENTS i NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

10.3.2 Collector and Local Roadways..................................................................... 16 10.3.3 Estimated Traffic Activity.............................................................................. 16 10.3.4 Site Access................................................................................................... 17

10.4 Internal Vehicular Circulation ............................................................................................ 17 10.5 Transit ............................................................................................................................... 18 10.6 Pedestrian Connectivity .................................................................................................... 19

11.0 Implementation............................................................................................................................. 20 11.1 Text Changes to the Ellerslie ASP.................................................................................... 20

11.1.1 Section 4.2.1 Industrial................................................................................. 20 11.1.2 Section 4.2.3 Residential ............................................................................. 20 11.1.3 Section 4.2.5 Educational Facilities ............................................................. 20 11.1.4 Section 4.3 Transitional Land Use Planning Principles ............................... 20 11.1.5 Section 5.1.2 Land Use & Absorption .......................................................... 21 11.1.6 Section 5.3 Industrial.................................................................................... 21 11.1.7 Section 5.8.1 Parks and Open Space.......................................................... 21 11.1.8 Section 5.9, Circulation ................................................................................ 21 11.1.9 Section 7 Transportation .............................................................................. 21 11.1.10 Section 7.2.1 Highway 2 .............................................................................. 22

11.2 Rezoning Application ........................................................................................................ 22 11.3 Subdivision........................................................................................................................ 22 11.4 Staging .............................................................................................................................. 22

List of Appendices Appendix 1A Approved Ellerslie ASP Land Use and Population Statistics Appendix 1B Proposed Amended Ellerslie ASP Land Use and Population Statistics

List of Tables Table 1.0 Estimated Daily Trip Generation ................................................................................................. 17

List of Figures Figure 1 - Location Plan Figure 2 - Site Context and Conditions Figure 3 - Development Concept Bylaw 14266 Figure 4 - Proposed Development Concept Figure 5 - Storm Drainage Figure 6 - Sanitary Drainage Figure 7 - Water Distribution Figure 8 - Transportation Figure 9 - Development Staging

TABLE OF CONTENTS ii NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

1.0 Introduction 1.1 Purpose

This is an amendment to the Ellerslie Area Structure Plan, Bylaw 11870, as amended.

The purpose of this amendment is to facilitate the development of the Northern Alberta Institute of Technology (NAIT) Ralph Klein Campus.

The proposed campus is to be located in the west central portion of the ASP area between the southerly extension of 91 Street and 101 Street.

1.2 Background

The Ellerslie Area Structure Plan (ASP), Bylaw 11870 was approved by the Council of the City of Edmonton on July 5, 1999. It covered an area of 1450 hectares south of the Transportation and Utility Corridor (TUC), west of 66 Street, north of 41 Avenue and east of Gateway Boulevard.

The Ellerslie ASP has created a development framework that, generally, consisted of industrial/commercial development in the western and residential development in the eastern portion of the plan area. The ASP has led to the development of the Summerside residential neighbourhood south of Ellerslie Road and the Ellerslie Industrial Area, to the west of Summerside, in which the amendment area is located.

The industrial component of the Ellerslie ASP “reflects the evolving state of industrial development with an emphasis on light industrial and high technology uses. These industrial uses do not generate noise, vibration or outdoor storage associated with the more traditional medium and heavy industrial types of development. As such, this new generation of industrial development can be a good neighbour to residential development” (Ellerslie Area Structure Plan, Office Consolidation, May 2006, City of Edmonton, p. 3).

The development of the NAIT Ralph Klein Campus was announced on November 22, 2006. The purpose of the new campus is to consolidate a number of dispersed sites and facilitate the expansion of a variety of apprenticeship programs. The development of the campus is intended to enhance needed skill development to meet the labour market requirements of Alberta’s rapidly expanding economy.

1.3 Definition of Amendment Area

The amendment area has the following boundaries (Figure 1):

• the southwest limit of Plan No. 0425761 to the north; • the projected extension of 91 Street S.W. on the east; • the former Westaim property and south boundary of SW 21-51-24-W4 to the south; and • the CP Rail line and 101 Street to the west.

INTRODUCTION 1 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

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The amendment area occupies a gross area of 61.37 hectares (151.65 acres). It occupies the following parcels of land:

• The majority of SW 21-51-24-W4, comprising 42.33 hectares (104.58 acres); • a portion of NW 21-51-24-W4, contained with Plans 0031 555 867 and 0031 516 876 and comprising

19.01 hectares (47.0 acres); and • a very small portion NE 21-51-24-W4 contained within Plan 0031 422 223 and comprising 0.03

hectares (0.07 acres). A portion of the western and northern portions of the amendment area is crossed by a pipeline corridor.

The corridor contains the following pipeline rights-of-way (R/W):

• regional trunk sewer R/W 862159882; • Texaco Exploration Company R/W 5607 H.W.; • Texaco Exploration Company R/W 3451 H.W.; and • Imperial Pipeline Company R/W 845 H.W.

1.4 Land Ownership

The land is the subject of a purchase agreement between Alberta Infrastructure and Transportation and a private developer.

INTRODUCTION 2 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

2.0 Statutory Plan and Policy Context 2.1 Plan Edmonton - City of Edmonton Municipal Development Plan Bylaw 11777 (as

amended)

Plan Edmonton identifies the amendment area as a ‘business and employment area’ (Map 1). Map 2 of Plan Edmonton generally identifies the Ellerslie area as a ‘potential economic activity centre.’

Several policy statements support existing and potential economic activity centres. Specific examples are:

Policy 1.4.1. ”Promote Edmonton’s existing and potential economic activity centres, identified on Map 2, while continuing to support existing commercial and industrial areas.”

Policy 1.4.3. “Support public and private sector efforts dedicated to development and enhancement of economic activity centres.”

Policy 1.4.4. “Provide supporting infrastructure, services and linkages for economic activity centres.”

2.2 Ellerslie Area Structure Plan, Bylaw 11870 as amended.

The Ellerslie Area Structure Plan (ASP), Bylaw 11870 was approved by the Council of the City of Edmonton on July 5, 1999. It was subsequently amended for a variety of reasons.

The Development Concept for the ASP identifies four land uses for the amendment area, as follows:

• the majority of the amendment area and adjacent properties are identified as ‘Industrial (Special Area);

• a natural area is identified as ‘School/Park site’; • an area in the west is identified as ‘Stormwater Facility’; and • a ‘Pipeline Corridor’ is identified along the west side. In section 5.3 Industrial, the Ellerslie ASP describes the general purpose of the industrial business designation being to “accommodate a range of light industrial business uses such as business support services and high-tech firms. These uses may form around a business-park environment or develop as larger, stand-alone entities as dictated by market demand” (p. 37).

The ASP also states that “development adjacent to Calgary Trail will be governed by the Highway 2 Corridor Landscape Design Guidelines in order to maintain a high quality appearance along this major entrance route to the City.” (p. 39).

Other relevant sections of the ASP are referred in later sections.

STATUTORY PLAN AND POLICY CONTEXT 3 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

2.3 City of Edmonton Zoning Bylaw

2.3.1 Zoning Classification

The existing zoning of the subject land is Agricultural Zone (AG). The proposed zone for the amendment area is Direct Development Control Provision (DC1). The DC1 Provision is proposed to provide for a comprehensively planned education facility that will allow industrial education uses as well as residential, recreational and commercial uses.

The intent of the DC1 Provision is “The purpose of this Provision is to provide for detailed, sensitive control of the use, development, siting and design of buildings and disturbance of land where this is necessary to establish, preserve or enhance:

a. areas of unique character or special environmental concern, as identified and specified in an Area Structure Plan or Area Redevelopment Plan; or

b. areas or Sites of special historical, cultural, paleontological, archaeological, prehistorical, natural, scientific or aesthetic interest, as designated under the Historical Resources Act.” (City of Edmonton Zoning Bylaw 12800, Section 710).

This application to amend the Ellerslie Area Structure Plan includes permitting use of the DC1 Provision within the Plan boundaries. Application to rezone the subject land to DC1 Provision was submitted simultaneously with the ASP amendment application.

2.3.2 Airport Protection Overlay

The purpose of the Airport Protection Overlay (APO) is “to provide for the safe and efficient operation of airports within and near the municipal boundary of the City of Edmonton through the regulation of building Heights and land Uses in addition to the requirement of the underlying Zones in their vicinity” (City of Edmonton Zoning Bylaw 12800, Section 810).

The APO speaks to lands that fall within the noise specified exposure forecast contours, NEF-30, -35 and -40. The amendment area is located in the NEF-25 contour boundary.

2.4 Edmonton International Airport Vicinity Protection Area Regulation

The amendment area falls within the NEF 25-30 as defined by the Regulation, and is subject to all applicable regulations of Alberta Municipal Affair’s Edmonton International Airport Vicinity Protection Area Regulation. The land use table in Schedule 2, section 2(1) of the Regulation shows that the proposed industrial education facility and any of its ancillary uses are permitted.

2.5 Highway 2 Corridor Landscape Design Guidelines

The NAIT Ralph Klein Campus will comply with the Highway 2 Landscape Design Guidelines.

STATUTORY PLAN AND POLICY CONTEXT 4 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

3.0 Site Context Development Considerations

3.1 Topography, Drainage and Soils

The topography of the amendment area is generally level with a general slope to the west and northwest to Blackmud Creek to the west of Calgary Trail. An intermittent drainage course is discernible on the air photo, crossing the site from east to west and conveying run-off to a ditch system that ultimately leads to Blackmud Creek (Figure 2).

As stated in the ASP, the soils are primarily Malmo Silty Clay Loam, and eluviated black chernozem developed on lacustrine material. Lacustrine materials are those deposited on the lake bed of former glacial Lake Edmonton. While the soils are rated as Class 1 according to the Canada Land Inventory system, the City’s Municipal Development Plan has recognized that these lands are intended for urban development.

SITE CONTEXT DEVELOPMENT CONSIDERATIONS 5 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

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4.0 Environment & Natural Areas 4.1 Environmental Site Assessment

The Environmental Site Assessment (Thurber Engineering Ltd., 2006) did not identify any visible or historical evidence of contamination to the property. However, three areas of environmental concern are:

• The railway ballast located on the northwest boundary; • Soil fill placed in the areas of disturbed weedy ground located in the northeast and northwest

portions; and, • High-pressure oil & gas pipeline corridor located on the west margin of the property Further sampling and testing not included in the scope of a Phase 1 ESA would be required to determine the extent of possible contamination from these environmental concerns (Thurber Engineering Ltd., 2006).

4.2 Natural Areas Assessment & Natural Areas Management Plan

As required by the City of Edmonton, a Natural Areas Assessment and Natural Areas Management Plan are being produced. Due to seasonal limitations, the required work cannot be completed until the snow is gone, migratory birds return, and natural vegetation can be identified. These documents will be submitted at the subdivision stage.

4.3 Tree Stand

There is an existing tree stand in the south central amendment area noted in Table 2 of the Ellerslie ASP as Natural Area 65, with an area of 1.4 ha and a description as “100% aspen balsam poplar forest.”

This tree stand will be maintained as an integral natural area within the overall campus design. Its exact boundary will be determined by the Natural Areas Assessment and Natural Areas Management Plan that will recommend a suitable transitional area around the stand.

ENVIRONMENT & NATURAL AREAS 6 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

5.0 Development Objectives and Principles

The natural features, proximity to major transportation facilities and local amenities of the Ellerslie area support the ASP’s development objectives and principles for an integrated mix of industrial, business, commercial and residential uses.

The proposed amendment requires a number of additions to the listed principles, specifically to the industrial, residential, circulation, and educational facilities sections of the ASP. The specific additions are detailed in the Implementation section of this document.

DEVELOPMENT OBJECTIVES AND PRINCIPLES 7 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

6.0 The Amendment – Development Concept

The development concept for the Ellerslie ASP (Figure 3) was created in response to anticipated industrial, commercial and residential market trends in the Edmonton region (Ellerslie ASP, p. 33). The market pressures anticipated in the existing ASP hold true, yet the recent upswing in the economy has lead to an unforeseen development objective not captured by current ASP policies: a post-secondary industrial education facility.

The inclusion of a post-secondary industrial education facility within the Ellerslie ASP boundary requires an amendment to the ASP’s development concept to reflect a corresponding land use designation. The amendment involves the removal of the proposed campus site from the Industrial (Special Area) land use designation and placement of it into a new land use designation called ‘Industrial Education Facility’ (Figure 4).

Minor edits to the Ellerslie ASP Land Use and Population Statistics table are found in Appendix 1B of this document. The ‘Industrial (Special Area)’ land use is decreased by the area designated as ‘Industrial Education Facility’ and the area of the ‘Pubic Utility Lots and Stormwater Management’ land use will decrease slightly.

The NAIT Ralph Klein Campus will be a comprehensively planned and designed, state-of-the-art industrial education campus. The Preliminary Development Concept in Figure 1 shows the tentative arrangement of buildings, roadways, open spaces and parking areas for the campus.

There will be up to six student residences to accommodate up to 865 students, and outdoor, hands-on industrial training areas. Multiple access points into and out of the campus will facilitate safe and efficient traffic movement. Final location of access points will be determined once the alignment of Parsons Road and the availability of access from Gateway Boulevard are confirmed. Bicycle and walking paths on campus will link with the existing area trail network to promote connectivity with surrounding neighbourhoods.

6.1 Phasing

Development of the NAIT Ralph Klein Campus will take place in three phases.

Phase 1

• Student amenities building, • Suncor Energy academic centre, • Centre for transportation, • Power plant and facilities maintenance, and • Distribution centre.

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Phase 2 (labelled “Future Development” in Figure 1)

• Expansion to the student amenities building, • New buildings, • Staff and student parkade, and • Expansion of the power plant. Phase 3 development includes more staff and student parkades and student residences.

6.2 Built Form

All buildings will be aesthetically appealing, with architectural detailing appropriate for the area. Buildings and landscape design will comply with the Highway 2 Corridor Design Guidelines. Maximum height of buildings is set at five stories.

Estimated footprints of each building for all phases are summarized in Table 1.0 below, and are subject to change.

Table 1.0 – Preliminary Building Footprints

Building Footprint (ha) Suncor Energy Academic Centre 3.80 Centre for Transportation 3.92 Student Amenities 1.05 Power Plant and Facilities Maintenance 0.45 Distribution Centre 0.63 Student Residences 0.72 New Buildings 4.65 Student/Staff Parking (non-surface) 1.75 Total 16.97

6.3 Development Statistics

The development statistics are summarized in Table 2.0 below.

Table 2.0 – Development Statistics

Area (ha) % Gross Developable Area 61.37 100.00 Municipal Reserve 2.42 3.95 Pipelines/Utilities 5.76 9.40 Building Footprint 16.97 27.64 Recreational/Open Space 33.25 54.17 Stormwater Management 2.97 4.84 Total 61.37 100.00

THE AMENDMENT – DEVELOPMENT CONCEPT 9 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

7.0 Amendment Impacts The proposed amendments will change the land use statistics for the Ellerslie ASP:

• Industrial land use will decrease by 57.00 ha; • Add Industrial Education Facility with an area of 56.17 ha; and • Public Utility Lots and Stormwater Management will decrease by 3.13 ha.

AMENDMENT IMPACTS 10 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

8.0 Amendment Rationale The Northern Alberta Institute of Technology has been preparing graduates to succeed in both Alberta’s and Canada’s growing economies for over forty years. Today, Alberta’s economy is outpacing the regional and national supply of skilled workers necessary to support one of Alberta’s fastest growing economic sectors: industrial development and processing. Seizing the opportunity to take leadership in addressing Alberta’s labour shortfall, on November 22, 2006 NAIT unveiled plans to realize the NAIT Ralph Klein Campus, an industrial education facility dedicated to the development of highly skilled, industry-ready graduates.

The amendment to the Ellerslie ASP will support the development of the NAIT Ralph Klein Campus. The subsequent land use designation ‘Industrial Education Facility’ fits seamlessly with existing industrial development, adjacent residential projects and natural amenities of the site.

8.1 Land Use

The NAIT Ralph Klein Campus will be a comprehensively planned and designed, state-of-the-art industrial education campus. The grounds will include shops and classrooms, recreation and student amenities, residences arranged around the existing tree stand, parking areas and ancillary buildings typical of post-secondary college and university campuses. Also envisioned are outdoor, hands-on industrial training areas.

Multiple access points into and out of the campus facilitate safe and efficient traffic movement. Final location of access points will be determined once the alignment of Parsons Road and the availability of access from Gateway Boulevard are confirmed. Site access is discussed in greater detail in section 10.3.4.

The proposed Campus is well suited to this location because of its access to major transportation routes, proximity to compatible Industrial Business uses, and good visibility from the Queen Elizabeth II Highway.

The residential component of the campus development will facilitate the provision of student housing. Student housing will provide for out of town students, local students and students with families to live close to where they study, thus fostering a more sustainable lifestyle in which commuting time is reduced.

The scale and mass of the student residences will both complement adjacent campus structures and serve as a design benchmark for future development. The campus, including the student residences, has the opportunity to stimulate a more aesthetically appealing development standard for existing and future Industrial Business uses in the area.

The student residences will be oriented away from the existing rail right-of-way that runs parallel to the western boundary of the site. The primary compatibility issue with the rail line is noise. Noise reduction can be addressed through careful siting of the residences and utilization of appropriate construction techniques. It is recognized that noise from the rail right-of-way may be mitigated, but not eliminated.

AMENDMENT RATIONALE 11 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

9.0 Infrastructure Associated Engineering Alberta Ltd. authored the NAIT Ralph Klein Campus Development Servicing Concept report in November of this year. The following sections refer primarily to this document.

9.1 Storm Drainage

The stormwater drainage plan proposed in the Ellerslie ASP constitutes a series of storm ponds collecting run-off from developed areas and discharging under Gateway Boulevard to Blackmud Creek, as shown in Figure 5 Storm Drainage.

The stormwater management system for the amendment area proposes an underground piped collection system to convey stormwater to a stormwater retention pond. The pond then discharges to a 1200 mm diameter interconnecting pipeline for final discharge into Blackmud Creek. A series of bio-swales will also contribute to run-off and drainage control. Installation will be to City of Edmonton standards (Associated Engineering Alberta Ltd., 2006).

9.2 Sanitary Drainage

The South Edmonton Sanitary Sewer (SESS) trunk system is partially located in the Ellerslie ASP area. Figure 6 Sanitary Drainage shows the SESS sewer line entering the plan area from Ellerslie Road and extending south along Parsons Road to 66 Avenue.

The sewage collection and disposal system for the amendment area will convey sanitary sewage flows to the 1200 mm diameter SESS sewer line running along Parsons Road. It is then conveyed north to an existing lift station at Ellerslie Road from which it is directed into the SESS trunk system. The SESS trunk system discharges to the Capital Region Sewage Treatment Plant. Installation of the sanitary sewer mains will be in accordance with City of Edmonton standards (Associated Engineering Alberta Ltd., 2006).

9.3 Water Distribution

The Ellerslie ASP describes a conventional water distribution network encompassing the amendment area. Figure 7 Water Distribution depicts a water transmission main paralleling Parsons Road south to 25 Avenue.

Water for the proposed development will be supplied primarily by the 600 mm diameter water transmission pipeline along Parsons Road, and an existing 450 mm diameter pipe running east to west through the northern portion of the site (Associated Engineering Alberta Ltd., 2006).

Water distribution will be via a 300 mm diameter distribution pipe with associated valves, fittings and hydrants. Installation will be in accordance with City of Edmonton standards (Associated Engineering Alberta Ltd., 2006).

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9.4 Shallow Utilities

Utilities required for the amendment area include electrical power, natural gas and communications. Electrical power and communication services are available north of the site. Service connections for natural gas are numerous as there are many pipelines around the site (Associated Engineering Alberta Ltd., 2006).

INFRASTRUCTURE 13 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

10.0 Transportation Bunt & Associates Engineering Ltd. is the consulting transportation engineer for the ASP amendment. The following text is derived from the engineering report produced by Bunt & Associated Engineering Alberta Ltd.

10.1 Overview

One of the key priority’s of the City of Edmonton’s Municipal Development Plan (MDP), Plan Edmonton, is the establishment of the integrated movement of people and goods effectively, efficiently and safely throughout Edmonton and beyond. The proposed NAIT Ralph Klein Campus Ellerslie Area Structure Plan (ASP) amendment acknowledges and supports this directive through the creation of an interconnected hierarchical transportation system.

The transportation system for the NAIT Ralph Klein Campus ASP amendment area consists of a full range of transportation facilities to accommodate the movement of automobiles, pedestrians, bicycles and transit. The existing ASP transportation network is shown in Figure 8. The proposed transportation network for the NAIT Ralph Klein Campus is planned to meet both the internal and external transportation requirements of the campus in accordance with City of Edmonton development and level of service guidelines. A network of arterial, collector and local roads will be provided to accommodate traffic activity efficiently and effectively.

The development of the internal and external roadway system required to accommodate NAIT Ralph Klein Campus site generated traffic will be completed in stages. These stages will correspond with campus development stages. At this time, the Stage 1 development represents the 2010 time frame while Stage 2 development corresponds with an approximate 2020 time horizon.

Providing students, faculty staff, visitors and resident students with a variety of transportation mode choices represents a strategic component of the transportation system envisaged for the NAIT Ralph Klein Campus. The following principles have been defined to support a balanced transportation system:

• Provide a logical, safe and efficient hierarchy of transportation facilities to address the automobile, pedestrian, bicycle, public transit, service vehicle and railway transportation needs of all population and user groups moving to and from and through the NAIT Ralph Klein Campus area;

• Design internal roadways to enhance campus connectivity and to provide effective connections to/from the external roadway system to parking facilities;

• Encourage walkability by providing pedestrian connections that link student resident areas with teaching facilities, site amenities, open spaces and the external pedestrian system;

• Integrate storm-water management and environmentally sensitive areas into the pedestrian and bikeway system for the area having regard for the safe, ongoing operation of these facilities, and;

• Establish partnerships with the City to explore options and promote the initiation of transit service at an early stage of development to encourage transit usage in the area.

TRANSPORTATION 14 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

10.2 Regional Network Accessibility

The location of the NAIT Ralph Klein Campus will have superior access to the City and the greater metropolitan area by virtue of its close proximity to a number of existing and proposed major transportation facilities including:

• Anthony Henday Drive • Calgary Trail/Gateway Boulevard Corridor

(Queen Elizabeth II Highway) • Parsons Road/91 Street • Ellerslie Road (9 Avenue SW) • 41 Avenue SW • 25 Avenue SW

Although not located immediately adjacent to the development area, the scheduled completion of Anthony Henday Drive in 2007 will provide a strong east-west high speed corridor connecting Highway 16, the Queen Elizabeth II Highway and Highway 14 (Highway 216). The combination of the Queen Elizabeth II Highway and Anthony Henday Drive will provide the NAIT Ralph Klein Campus area with superior access to the greater Edmonton metropolitan area, Strathcona County, St. Albert, Leduc, Stony Plain and Spruce Grove. Interchanges on these corridors at Gateway Boulevard and 91 Street will provide access to the plan area from these Highways.

10.3 External Roadway Network

10.3.1 Arterial Roadways

Arterial roadways located immediately adjacent to the plan area are those proposed in the existing Ellerslie ASP, and predominantly represent extensions of the existing arterial roadway system in the southeast sector of the City.

The arterial transportation network immediately adjacent to the development site includes both north-south and east-west arterial roadway facilities.

Parsons Road, (extension of 91 Street) represents a strategic north-south arterial which in time, will be extended through the 41 Avenue corridor into Leduc County as the Nisku Spine Road. Parsons Road is planned to be developed as a 6-lane divided arterial roadway. When complete, Parsons Road will be a major north south roadway connecting the SE area of the City of Edmonton with the Nisku/Leduc area in a continuous fashion.

The 25 Avenue SW corridor parallels the southern boundary of the campus area and represents a key east-west arterial roadway in the south-east sector of the City. At this time, 25 Avenue is not expected to intersect with the Queen Elizabeth II Highway as indicated in the existing ASP. This roadway corridor may eventually provide vehicular access and Bus Rapid Transit connections into the Heritage Valley community through the construction of a fly-over.

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Although not immediately adjacent to the campus site, both Ellerslie Road and 41 Avenue SW will also represent key arterial access routes servicing the plan area. Both 41 Avenue SW and Ellerslie Road are expected to provide all-directional movements with the Queen Elizabeth II Highway for the foreseeable future.

10.3.2 Collector and Local Roadways

One hundred and first Street is the primary collector roadway in the vicinity of the NAIT Ralph Klein Campus area. One hundred and first Street forms the western border of the proposed campus. Currently, it is developed as a two lane collector roadway that connects 41 Avenue SW and Ellerslie Road. The status of the portion of 101 Street north of 25 Avenue SW and the existing at-grade railway crossing is uncertain at present. The completion of the CP Railway Inter-Modal Yard Project will more clearly establish the longer term role and function of 101 Street in this area. The NAIT Ralph Klein Campus area would benefit from 101 Street remaining a through route between 41 Avenue and Ellerslie Road.

In addition to arterial and collector roadways, access into the campus area will also be available to the north from both 98 Street SW and 95 Street SW, two local roadway facilities that would provide convenient access to that portion of Parsons Road west of 91 Street.

It is anticipated that, the combination of arterial, collector and local roadways in the immediate vicinity of the campus will provide an efficient and effective roadway framework to support the development associated with the proposed plan amendment

10.3.3 Estimated Traffic Activity

NAIT is planning to accommodate about 2,000 commuting students and 700 students in residence in their Stage 1 plans, representing a total of about 2,700 Full Time Learning Equivalents (FLE’s). These students will be enrolled in apprentice training programs. Some students may also be taking full-time classes but this will be limited. Apprentice training programs will last between 8 to 10 weeks. As such, NAIT plans on being able to host about 4 sessions on a yearly basis. This would represent a total student headcount of about 10,800 students over the course of a typical year (Stage 1) and about 17,200 students at the completion of Stage 2.

On a daily basis, NAIT anticipates that there will be about 5,400 two way trips at Stage 1 and about 8,800 two way trips at Stage 2. These estimates to not account for any mode split to transit, auto occupancy, or drop-off. Table 1.0 presents a summary of the estimated Stage 1 and Stage 2 trip generation characteristics.

TRANSPORTATION 16 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

Table 1.0 Estimated Daily Trip Generation

Stage 1 Stage 2 User Group Estimates Daily One

Way Trips Daily Two Way Trips

Daily One Way Trips

Daily Two Way Trips

Commuting Students (FLE’s) 2,000 4,000 3,600 7,200 Commuting Staff 400 800 450 900 Visitors 100 200 150 300 Students in Residence Departing South Campus to Souch Campus

200 400 200 400

Total 2,700 5,400 4,400 8,800

10.3.4 Site Access

At this time, the preliminary site plan identifies the development of two all-directional accesses to Parsons Road and a single all-directional access to 25 Avenue SW. The more northerly site access represents the extension of 21 Avenue SW and is located approximately 600 m north of 25 Avenue SW. The second site access to Parsons Road will most likely operate as a T-intersection. This latter access is located about 300 m north of 25 Avenue SW. The all-directional access 25 Avenue SW is located approximately 225 m west of Parsons Road.

Access to the campus area from 101 Street, 98 Street SW and 95 Street SW is also planned. Two accesses are contemplated to be developed to the 101 Street corridor. The accesses to 98 Street and 95 Street would primarily accommodate service vehicles. The details of access to these roadways will be reviewed in detail with further planning.

The length of turnbays, required auxiliary (access, egress) lanes and details of appropriate intersection configuration at key intersections and site access facilities will be determined through the completion of a detailed Traffic Assessment.

10.4 Internal Vehicular Circulation

The current NAIT Ralph Klein Campus development plan includes the development of two primary roadway corridors in the short term time frame to accommodate the Stage 1 development program. With the development of Stage 2 it is anticipated that the internal road network will be expanded to three primary roadways.

The primary internal roadway facility represents a centrally located looped collector roadway which will connect to Parsons Road in line with the future 21 Avenue SW and to 25 Avenue SW west of Parsons Road. This central spine road will provide convenient access to all of the Stage 1 developments including access to proposed surface and above grade parking garages.

TRANSPORTATION 17 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

In addition to providing access to campus building and facilities, this central roadway also meets the by-law requirements to provide public access to the proposed Municipal Reserve (the existing tree stand). This roadway could potentially be developed and maintained as a public roadway. The main collector roadway will be designed to discourage traffic short-cutting.

The second roadway facility planned to be developed represents a minor collector roadway which will provide access to the student residences for front entrances and drop-off facilities as well as their service/loading areas. It will also provide access to surface and above grade parking facilities. This secondary roadway facility will be accessed internally from the main circulation roadway as well as externally from Parson’s Road.

To better accommodate development activity associated with Stage 2 development of the campus, a third primary roadway facility has been identified for development in the longer term time horizon. This roadway would provide an east-west link through the central sector of the campus providing a connection between the main collector loop and 101 Street.

Details associated with the design (cross-section, lane requirements, intersection requirements, and sidewalks) and construction of all internal roadway facilities will be documented through the completion of a Traffic Assessment.

10.5 Transit

The NAIT Ralph Klein Campus Transportation Plan will promote transit services. It is anticipated that transit will be extended into the Ellerslie area in accordance with the City of Edmonton Transit System Guidelines as demand warrants.

Initially, transit service will be encouraged through the provision of attractive, comfortable and convenient transit stops adjacent to the development area. It is anticipated that public transit will be provided along adjacent arterial roadways and may ultimately service the Campus via the proposed internal road network. The main collector loop roadway provides an ideal route for internal transit service through the site via the Primary Campus Entry. Furthermore, transit stops should be located to provide reasonable access to the Residential Precinct and to the Student Amenity Building. Introduction of transit service at early stages of development is expected to increase the probability of usage and provides an alternative to automobile travel to and from the campus.

In addition to the development of the local transit system, consideration should be given to the development of a regional transit service. A regional transit system would provide quality transit service from the development area to major destinations in Edmonton and the surrounding region.

TRANSPORTATION 18 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

10.6 Pedestrian Connectivity

The NAIT Ralph Klein Campus development plan encourages the development of pedestrian corridors and linkages. A number of pedestrian corridors are planned to connect various land uses and amenity areas within the plan area. Although the internal roadway network may not be City owned, sidewalks should be provided along all arterial, collector and local roadways in general accordance with City policies and practices. Inclusion of multi-use trails and corridors in the plan area would facilitate and promote alternative modes of transportation (walking, running, cycling) while developing an interactive campus and encouraging a healthy lifestyle. Corridors may be situated adjacent to roadway and utility rights-of-way and storm-water management facilities.

The internal pedestrian walkway system will receive more attention during the design of the campus at the development permit stage of development. Placing an emphasis on pedestrian connectivity and ‘walkability’ within the campus area supports sustainable design and development through the promotion of alternative modes of transportation.

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11.0 Implementation 11.1 Text Changes to the Ellerslie ASP

The following sections detail the proposed text amendments to the Ellerslie ASP.

11.1.1 Section 4.2.1 Industrial

Add the following bullets and bold text:

• Provide for a post-secondary industrial educational facility providing trades training and apprenticeship programs to supply the needs of an expanding industrial development sector in Edmonton, the region and the province.

• (Third bullet) “….to ensure that the industrial development and post-secondary industrial education facility in proximity to Calgary Trail is of high visual quality and appearance.”

11.1.2 Section 4.2.3 Residential

Add the following after the last bullet in the section:

• Provide for student housing within the post-secondary industrial education facility campus. 11.1.3 Section 4.2.5 Educational Facilities

Add a fourth bullet:

• Provide for a post-secondary industrial educational facility. 11.1.4 Section 4.3 Transitional Land Use Planning Principles

Add the following bold text:

• (First paragraph) “….development alongside industrial, commercial, educational and business land uses….”

Add the following between the third and fourth paragraphs: • The post-secondary industrial education facility will comprise elements of both industrial and

residential use in a single campus setting. Internally, the site plan will address a functional transition between land uses. The residential component will be oriented to Parsons Road and clustered around the existing tree stand. Externally, the campus will complement and enhance the quality of both the residential and industrial environments.

IMPLEMENTATION 20 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

11.1.5 Section 5.1.2 Land Use & Absorption

Add the following paragraphs after the third paragraph:

• The post-secondary industrial education facility will provide training to address critical current and labour shortages in industrial development in Alberta. These shortages constitute a threat to the economic development of the province. The development of the facility will strengthen the industrial economy in Edmonton as well as the rest of the province.

• Furthermore, the campus will lead to the consolidation of several existing campuses in one location, freeing up land in other locations for redevelopment for commercial, industrial and other uses.”

11.1.6 Section 5.3 Industrial

Add the following after the first paragraph:

• The creation of a campus for industrial training will complement industrial development within the area. The campus setting itself will provide a similar environment to the business park environment. It will provide a focal point within the industrial portion of the ASP area.

11.1.7 Section 5.8.1 Parks and Open Space

Add the following after the fourth paragraph:

• The existing natural area, SE 65, will be incorporated into the site plan of the campus. It is proposed to be dedicated in partial fulfillment of Municipal Reserve requirements. The Municipal Reserve parcel will be provided with public access by an easement along an internal private road.

• A natural area management plan will be required at the subdivision stage to be approved by the Office of the Natural Areas prior to approval of the subdivision by the Subdivision Authority.

11.1.8 Section 5.9, Circulation

Add the following after the first paragraph:

• A direct connection to Calgary Trail from 25 Avenue SW is under review. At present there is no confirmation that direct access will be provided in the future. Confirmation is subject to a Provincial Corridor Study along the Queen Elizabeth II Highway that is being completed in fall of 2007.

11.1.9 Section 7 Transportation

Add the following after the first paragraph:

• A supplementary Traffic Impact Assessment (TIA) was completed by BUNT & Associates Engineering Ltd. in connection with the amendment to facilitate the campus to provide a preliminary review regarding impacts of the changes in land use. The TIA concluded that the proposed roadway network, specifically Parsons Road, is adequate to support traffic generated by the campus development. A detailed TIA for the site will be required once the conceptual plan is complete and the Campus requirements are confirmed.

IMPLEMENTATION 21 NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

11.1.10 Section 7.2.1 Highway 2

Delete reference to 25 Avenue SW in the first paragraph.

Add the following after the first paragraph:

A “fly-over” connection on 25 Avenue SW across Calgary Trail/Gateway Boulevard is currently under review by the City and the Province.

11.2 Rezoning Application

The amendment is the subject of a separate rezoning application to change the zoning from (AGI) Industrial Reserve Zone to (DC1) Direct Control Development Provision.

11.3 Subdivision

Following rezoning, the site will be subdivided to create separate title to the parcel as well as the right-of-way for Parsons Road and the Municipal Reserve parcel.

11.4 Staging

The amendment will not impact the staging described in the Ellerslie ASP, other than to amend the staging figure to reflect the proposed amendment area (Figure 9).

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Appendix 1A Approved Ellerslie ASP Land Use and Population Statistics

DOCUMENT_1.DOC NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

Ellerslie ASP Land Use and Population Statistics (As amended by Bylaw 14266, May 3, 2006) Area (ha) % of GDA Gross Area 1450.81 100.00 Arterial Roadways 72.07

Utility/Pipeline Corridors and Railway Facilities 61.92

Gross Developable Area 1316.82 Existing Country Residential Development 55.38

Net Developable Area 1261.44 86.95 Commercial 51.99

Industrial 365.31

School/Park Sites and Urban Service1 78.04

Private Open Space 28.51

Southeast Woodland Natural Area 22.51

Circulation (local roads, walkways, lanes) 188.04

Public Utility Lots and Stormwater Management 53.07

Net Residential Area 473.97 32.67 RESIDENTIAL LAND USE, DWELLING COUNT AND POPULATION Area (ha) Units % of Total

Units Population

Low Density Residential 398.22 7,964 72% 27,796

Medium Density Residential 74.96 3,748 28% 10,756

Total Residential 473.18 11,712 100.00% 38,552 Density: 81.34 persons per net residential hectare STUDENT GENERATION

Elementary (K-8)

High School (9-12)

Total

Public 3,775 2,037 5,812 Separate 1,745 679 2,424 Total 5,520 2,716 8,236

1 Possible high school site to be assembled with approximately 5.24 ha from Industrial/Commercial and 4.96 from Residential.

DOCUMENT_1.DOC NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

Appendix 1B Proposed Amended Ellerslie ASP Land Use and Population Statistics

DOCUMENT_1.DOC NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT

Ellerslie ASP Land Use and Population Statistics (As amended by Bylaw 14266, May 3, 2006) Area (ha) % of GDA Gross Area 1450.81 100.00 Arterial Roadways 72.07

Utility/Pipeline Corridors and Railway Facilities 61.92

Gross Developable Area 1316.82 Existing Country Residential Development 55.38

Net Developable Area 1261.44 86.95 Commercial 51.99

Industrial 306.36

Industrial Education Facility 58.95

School/Park Sites and Urban Service2 80.46

Private Open Space 28.51

Southeast Woodland Natural Area 22.51

Circulation (local roads, walkways, lanes) 188.04

Public Utility Lots and Stormwater Management 49.94

Net Residential Area 473.97 32.67 RESIDENTIAL LAND USE, DWELLING COUNT AND POPULATION Area (ha) Units % of Total

Units Population

Low Density Residential 398.22 7,964 72% 27,796

Medium Density Residential 74.96 3,748 28% 10,756

Total Residential 473.18 11,712 100.00% 38,552 Density: 81.34 persons per net residential hectare STUDENT GENERATION

Elementary (K-8)

High School (9-12)

Total

Public 3,775 2,037 5,812 Separate 1,745 679 2,424 Total 5,520 2,716 8,236

2 Possible high school site to be assembled with approximately 5.24 ha from Industrial/Commercial and 4.96 from Residential.

DOCUMENT_1.DOC NAIT RALPH KLEIN CAMPUS ELLERSLIE ASP AMENDMENT REPORT