This website is the primary source of information for the Southwest Community Area Structure Plan, a guide for the future development of 10 quarter sections of land in the southwest corner of Airdrie.

Southwest CASP Overview

The Southwest Community Area Structure Plan (CASP) is in the southwest quadrant of the City of Airdrie on lands annexed from Rocky View County in 2012 as part of the City’s 12 Thousand Acres Plan. It represents one of the largest planning study areas the City has approved, covering approximately 648 hectares (±1,600 acres) of land.

The Southwest CASP was approved by City Council in August 2021, and will guide the future development of approximately 10 quarter sections of land.

What is a Community Area Structure Plan?

A Community Area Structure Plan (CASP) is required to outline the planning and servicing framework to set the general location of major land uses, roadways, utility servicing, trail systems and population densities before urban redevelopment can occur. City Council must approve a CASP before detailed planning processes such as Neighbourhood Structure Plans, land use designations and subdivisions can take place.

What is a Neighbourhood Structure Plan?

A Neighbourhood Structure Plan (NSP) is a required land use concept plan that must be prepared by a developer for any large undeveloped parcel of land. It is a statutory plan, requiring City Council approval. Any future NSPs within the CASP boundary must conform to the details outlined in the CASP and provide a detailed level of planning information (land uses, all road and lane locations, types of residential/commercial/industrial development, number of dwelling units, community trail and park development, utility infrastructure and storm water management facilities, densities, etc.) to facilitate subsequent zoning and subdivision decisions.

With the CASP approved in August 2021, individual landowners who are interested in pursuing development on their lands may now proceed to the Neighbourhood Structure Plan (NSP) stage.

PROJECT SPONSOR

As the owner of approximately 365 acres within the Southwest CASP boundary, Qualico Communities sponsored and led the preparation of the CASP application to obtain planning approvals from the City to facilitate the development of their lands.

Southwest CASP Details

The Southwest CASP area provides the opportunity to create a number of distinct communities that are based on future anticipated transportation improvements and the lands’ physical and natural attributes. These “communities within communities” will contribute to a well-balanced land use plan and provide a livable community by blending a variety of housing forms, institutional and non-residential development opportunities, and effective use of public open space in consideration of the natural characteristics of the plan area. The “green corridor” that bisects the plan area will be an important feature that provides recreational opportunities from formal active sports to trails and passive open space uses.

It will be home to approximately 26,000 to 34,000 residents and will create significant employment opportunities, allowing residents to live, work, and play within their own community.

The Southwest CASP establishes a significant land use pattern for this sector of the City that contributes to the creation of a “complete community” concept. This concept aims to provide for a full range of housing, non-residential and employment growth, recreational and institutional uses and the contribution of a highly valued public open space network. The Southwest CASP includes identifiable and distinct communities and neighbourhoods that collectively propose major land use components that create a complete and viable community.

‘Character areas’ provide different approaches to community design, land uses and the approaches to the future use of public lands. These character areas are based on existing city development strategies, land ownership patterns, and the physical attributes of the land and will help with the creation of distinct “communities within communities” and will require special or unique policy guidance and approaches.

Character Area 1 – Residential

Four quarter sections adjacent and to the south of Yankee Valley Boulevard between 24th Street and 40th Street and north of the future extension of 40th Avenue.

Key Defining Characteristics:

  • Predominately Future Residential
  • Limited areas of environmental concern or areas that would be considered unable to develop
  • Adjacent to existing infrastructure and development within the City of Airdrie
  • Fewest demands on competing public land dedication and allocation
  • Anticipated identification of future joint use sites between the City and School Divisions

Character Area 2 – Parks

Two (2) quarter sections lying south of the future extension of 40th Avenue between 24th Street and 40th Street and north of the Dry Creek “Green Corridor.”

Key Defining Characteristics:

  • Predominately Future Residential
  • Contains large environmental significance areas that will require sensitive development approaches to protect natural assets
  • Contains identified natural and semi-natural green space in the form of a “green corridor” that will require regional park and pathway development that promotes ecological integrity
  • Limited reserve allocation between park, school and conservation objectives with the goal to connect and expand the City’s greenspace network
  • A “Dry Creek” drainage corridor that cannot be developed and affects the amount of Reserves available for public uses
  • Anticipated passive park and civic space development

Character Area 3 – Business

Two (2) quarter sections lying north of 56th Avenue between 24th Street and 40th Street and south of the Dry Creek “Green Corridor”.

Key Defining Characteristics:

  • Significant future contribution of Employment Areas along 56th Avenue
  • Potential Regional Commercial and Mixed-Use Opportunities focused on the 24th Street / 56th Avenue intersection
  • Residential Interface and Open Space Design with Dry Creek
  • Natural and semi-natural green space in the form of a “green corridor” that will require regional park and pathway development to promote ecological integrity of the area
  • Special policy consideration respecting interface with Rocky View County as the southern and western boundary represents the City boundary

Character Area 4 – Mixed Use Development 

Two Quarters north of 50th Avenue, located between 8th Street and 24th Street and south of the developing neighbourhoods within the Chinook Winds CASP boundary.

Key Defining Characteristics:

  • Significant future contribution of Employment Areas along 56th Avenue
  • Potential Regional Commercial and Mixed-Use Opportunities focused on the 24th Street / 56th Avenue intersection
  • Residential Interface and integration with developing residential neighbourhoods contained within the Chinook Winds CASP
  • Environmental considerations respecting wetlands and low areas presenting environmental sensitivity for future community design
  • Special policy consideration respecting interface with Rocky View County as the southern boundary represents the City boundary

A vision and land use concept were approved in August 2021, illustrating major land uses and community building elements for the area.  The general location of future residential, employment, commercial and other significant community infrastructure have been identified.  In addition, major transportation, stormwater and environmentally sensitive areas have been noted.

It is the intent of this plan to provide a planning framework to guide the future development of ten future potential neighbourhoods contained within the four distinct communities identified. Together, each of these neighbourhoods will form a unified “complete community”, as shown conceptually on the approved Land Use Concept below.

Street Network

The Plan area will connect with the existing and planned street network to the east and north, at the boundaries of Yankee Valley Boulevard and 24th Street, with the southeast portion bounded by 8th Street to the east. Yankee Valley Boulevard, 24th Street and 56th Avenue (Township Road 264) are major arterial roadways, with 24th Street forming part of a higher-order transit route with future regional connections through Rocky View County and the City of Calgary. 40th Avenue is proposed to be extended through the planning area to the City of Airdrie’s western boundary.

The Plan area will contain a well-connected street network that emphasizes all modes of transportation. The exact placement of these roads and local residential roads will be determined at a future NSP stage.

Transit

Transit and the identification of a higher-order transit route along 24th Street are key considerations of future land use intensification, location of major land use elements, and the design and provision of direct and convenient transit service to the area.

24th Street through the CASP area is planned as a transit-ready corridor that will provide fast, direct service to and from Airdrie to the northern terminus of Calgary Transit’s network. The technology to be used on this route is still being investigated, as is the exact alignment. Acquisition of the land necessary for this additional right of way will be identified and negotiated at the NSP stage.

Local transit routes within the Plan area will be developed at the NSP stage and will align with the guiding principles contained within the Airdrie Transit Master Plan, 2016.

Project Goals & Project Process

The Southwest CASP provides a framework for growth and development within its boundaries, through the inclusion of policies and conceptual layouts of roads, services, land uses and open spaces.

The following goals were used in developing the proposed community plan and land use elements:

· Economic and Land Use Balance
· Environmental Stewardship
· Viable Neighbourhoods
· Mobility
· Return on Public Investment

The goals of the Southwest CASP are to:

  • Fulfill intentions for the land referenced within the Airdrie City Plan (MDP) and the 12 Thousand Acres Plan by accommodating predominantly residential and employment development in the area
  • Ensure growth proceeds logically and efficiently by establishing a process that addresses the sequencing of future Neighbourhood Structure Plans (NSPs)
  • Identify and coordinate key land use, transportation and environmental components for subsequent planning processes
  • Identify future infrastructure needs/costs to assist the City of Airdrie in making informed growth funding decisions
  • Demonstrate how the investment in water, sewer and transportation infrastructure in southwest Airdrie will benefit the City and provide significant contributions to the region

The Southwest CASP followed the high-level policies set by regional and municipal plans, such as the Airdrie City Plan (Municipal Development Plan) and the Intermunicipal Development Plans (IDP).

Once a CASP has been approved by City Council, Neighbourhood Structure Plans can be produced to address planning issues at a more detailed level, prior to land use redesignation, subdivision and development permits.

Airdrie City Plan (MDP) – 2014
The Airdrie City Plan (MDP) sets out the goals and objectives for all aspects of the municipality’s development and provides policy direction to guide the City’s growth. It is the overarching planning document that guides decision-making to create liveable, sustainable communities within Airdrie. Following the approval of the AirdrieOne Sustainability Plan, the City Plan was rewritten to incorporate sustainability and smart growth principles in the land development process.

On February 19, 2019, City Council reviewed a planning and growth management justification report and approved Qualico Communities’ request to initiate a planning process for the Southwest CASP. As shown on the Future Growth Areas, approximately 162.28 hectares (±400.18 acres) of residential land within the Anticipated Growth Boundary is within the Plan area.

Airdrie Growth Management Strategy – 12 Thousand Acres Plan

The 12 Thousand Acres Plan provides general land uses for the lands annexed from Rocky View County in 2012. The Southwest CASP lands are identified within the 12 Thousand Acres Plan as Residential and Non-Residential land uses, which includes Employment and Commercial uses.

Great Places Plan (2016) – Open Space Master Plan

Great Places Plan is a comprehensive source of policy on open spaces in the City of Airdrie. It also provides an implementation strategy to guide open space acquisition, development and use. The Plan emphasizes the importance of understanding the City’s land use context, present urban structure, open space system, the statutory policy framework, and their inter-relationships with each other. This Plan is a statement of values and principles and will be of use in guiding open space development and preservation in the future. Public education and stewardship of our public greenspaces are important aspects of this Plan and will help to ensure that the open space resources are well-managed in perpetuity and contribute effectively in improving the overall quality of life in the City.

Get Involved

Qualico would like to thank everyone who participated in the Southwest CASP engagement program. We remain committed to ensuring the public has access to timely information surrounding the development of Qualico’s lands, and will be in touch with stakeholders and the public in the coming  months regarding our upcoming Neighbourhood Structure Plan process.

Engagement Overview
  • View the online information package HERE

  • View a recording of the virtual information session (April 14, 2021) HERE

  • View the presentation slides from the Virtual Information Session (April 14, 2021) HERE

  • View the What We Heard Report, which was included in the final application to the City of Airdrie HERE

Project Updates

On August 5, 2021, the Southwest CASP received approval from the Calgary Metropolitan Review Board (CMRB), and on August 16, 2021, the CASP received third and final reading by City of Airdrie Council. Click HERE to view the final approved Southwest CASP concept.

Stay tuned for information regarding Qualico’s Neighbourhood Structure Plan process in the coming months.

Timeline

Relevant Links

Project Resources

Get in Touch

TAMILLE BEYNON
Communications & Engagement Advisor
P: 403-692-5234
E: tbeynon@bapg.ca

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Qualico Communities

Committed to building a legacy of stability, strength and leadership

Qualico Communities has been in the home building and land development industry for over 65 years and is based out of Winnipeg.  Qualico has offices across Canada in Calgary, Vancouver, Regina, Edmonton, and Austin, Texas.  Qualico Communities is a company with philanthropic roots and supports many organizations and charities. Current active Qualico Communities include Evanston, Redstone, Crestmont West, Crestmont View, Silverado, Harmony in Springbank, and Ravenswood in Airdrie. Upcoming communities include Rivercrest in Cochrane, Dawson’s Landing in Chestermere, and Painted Sky in Langdon.

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