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Questions & Answers

What is an Area Structure Plan (ASP)?
What is proposed in the Clifton Road North ASP?
How long will the Clifton Road North ASP take?
Will there be a road connection between the Clifton Highlands and McKinley Landing neighbourhoods?
How far in the future is the road project, if the ASP is approved?
Is the road required before the developer can proceed?
What is the City doing to ensure traffic on Clifton Road is safely managed?
Will Clifton be widened to accommodate the new traffic, and will that affect my property?
What stage is the approval process at so far?
If the ASP is approved, can development start?

What is an Area Structure Plan (ASP)?

Area Structure Plans (ASP) provide a vital link in the planning and development process. Where an Official Community Plan (OCP) provides broad, far-reaching land use policies, objectives and mapping, an ASP takes the community planning process to the next level of detail. An ASP will describe in detail how a new neighbourhood will be developed, including items such as land use, density, parks, roads, trails, and servicing. An ASP will also provide a policy framework to guide future development within the ASP boundaries.

 

What is proposed in the Clifton Road North ASP?

City Council authorized the developer to prepare an ASP for a maximum of 200 dwelling units dispersed through the subject properties. The City’s Official Community Plan anticipates that these units will be single detached housing units. All indications to date suggest that no commercial or institutional uses will be needed in the ASP area.

 

How long will the Clifton Road North ASP take?

There is no set deadline for an ASP, as each process will be different. The Clifton Road North ASP began in earnest in early 2011, when the developer submitted an application to the City. There are two phases to the Clifton Road North ASP, with each phase requiring significant technical studies and public review.

 

Will there be a road connection between the Clifton Highlands and McKinley Landing neighbourhoods?

While the final decision for a road connection is left to Council, the City is recommending a full public road connection between the two neighbourhoods to advance the goals of the Official Community Plan and to improve emergency protection.

 

How far in the future is the road project, if the ASP is approved?

We can’t offer a firm date. Once the ASP is endorsed, the applicant has to come to the City with land use permissions (i.e.: zoning and OCP amendment applications), which can take several months to a year to complete.

 

Once all the planning permissions are approved, then it is up to the developer to determine exactly when the project starts. Currently we do not know during what phase of the project the link between Clifton and McKinley will be triggered.

 

Is the road required before the developer can proceed?

It has yet to be determined at what point in the development process the road connection will be triggered. That will depend on how the developer proposes to phase the development.

 

What is the City doing to ensure traffic on Clifton Road is safely managed?

A Transportation Impact Analysis (TIA) has provided the research and data that City staff can use for reliable predictions of what to expect in terms of traffic volumes and patterns. Safety is always the top concern with regard to roads. An In-Service Road Safety Audit has also been completed for the project and, together with the TIA, the study data will help ensure safety considerations are the priority on this connection and on Clifton Road.

 

Will Clifton be widened to accommodate the new traffic, and will that affect my property?

The Road Safety Audit makes a number of recommendations to make the Clifton Road Corridor safer.  The City is presently working to consider the recommendations of the Audit with the end goal of completing a formal response identifying any actions to be taken in accordance with the Audit recommendations.
 

What stage is the approval process at so far?

The applicant has received authorization from Council to prepare an ASP for the area, and staff has issued a Terms of Reference. Council has also authorized a minor boundary adjustment to the ASP area and has endorsed a Public Consultation Strategy for the plan. These are the only approvals granted so far.

 

The applicant is nearing completion of the ASP approval process, and has submitted a DRAFT of the ASP document for City review and comment.  Once City comments, and those of area residents have been received and incorporated, where possible, the ASP document will be brought forward for Council consideration.

If the ASP is approved, can development start?
An ASP is only a policy document and has no regulatory force or effect. It is principally an exercise to develop a functional concept of how a given area can be comprehensively developed over time. Should the ASP be endorsed by Council, the applicant team will need to make further applications to the City for land use permissions, including: Official Community Plan Amendments; Rezoning; Development Permits; Subdivision; and Building Permits. There will be additional opportunities for public consultation during these processes.

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