Address: 901 - 119 4th Avenue South
Saskatoon, SK S7K 5X2
1-2225 Northridge Drive
Legal Land Location: SE 24-37-4-W3
Proposed Number of Lots 54
Average Lot Size 1.0 hectares (2.5 acres)
Proposed Lot Density: 0.3 units/acre
Vista Ridge Estates is a proposed country residential develop- ment
located 7 km northeast of Saskatoon in the Rural Munic- ipality of
Corman Park (RM). The development is intended to be comprised of
54, lots within SE-24-37-4-W3M located east of Highway No. 41 and
along the eastern boundary of Corman Park. The development is
situated on the western face of the Strawberry Hills in an area
which has traditionally been in high demand for this type of
development and which currently hosts a number of existing and
proposed new residential de- velopments in Corman Park and the
surrounding RMs.
The proposed development will accommodate single de- tached
residential dwellings within a bare land condominium
ownership framework. Employing a bare land condominium within the
development site is intended to create a legal entity capable of
managing internal services and infrastructure in- cluding the
operation and maintenance of a proposed commu- nal waste water
treatment system. This minimizes the impact of the development on
the RM by limiting its role in providing municipal services within
the development property.
RM OF CORMAN PARK
Vista Ridge Estates 2
Features
The local topography of the area ranges from near level at its
plateau along the eastern boundary to mod-
erate slopes no greater than 11% moving west on the de- velopment
site. A geotechnical investigation was conduct- ed on the site and
identified no issue with slope stability, flooding or with the
development proceeding. The online heritage screening tool from the
Saskatchewan Ministry of Parks, Culture and Sport’s website was
referenced and no areas of concern were identified. The
Saskatchewan Con- servation Data Centre was also referenced and no
critical wildlife or vegetation was identified in the vacinity. The
site consists primarily of farmland with a number of small tree
bluffs and an existing slough located in the west central portion
of the property. The development will take advantage of the varied
topog- raphy and the natural scenic vistas along the ridge to
pro-
vide a broad range of housing choices including walk out basements.
Lower lying lands in the northwest corner of the site accessing a
natural drainage channel will be incor- porated into the
development as a utility parcel to host the proposed communal waste
water treatment facility and storm water detention site. The
discharged water and ef- fluent will drain towards the treatment
facility and storm water detention site via gravity system, using
the natural topography of the land. The soils on this quarter
section are a Class 3 as identified by the Canadian Land Inventory
Soil Capability Index. This class is considered to have moderately
severe limitations for agricultural development. The hummocky
terrain and gentle westward slope provides a diversity of housing
op- portunities and makes this location ideal for residential de-
velopment providing outstanding views of Saskatoon and area.
Land Use Integration The proposed development is located in the
direct vicini- ty of a number of existing country residential
subdivisions within the RM of Aberdeen including Mission Ridge Es-
tates, Valley View Estates, Strawberry Hills and Bergheim Estates.
This cluster of country residential estate developments is also
expected to include the pro- posed Pinnacle Ridge Golf and Country
Estates which will encompass approximately 500 acres located north
of the development site. The Bergheim School site is locat- ed in
the northeast corner of the development site and the St. Paul’s
Bergheim Evangelical Lutheran Church is located approximately 1 km
north of the site. The unde- veloped lands in the area include
cultivated field crops, pasture lands and pockets of tree stands
and low lying sloughs. The location is ideal for hosting country
residential devel- opment due to its close proximity to the City of
Saska- toon and its associated amenities via Highway No. 41. The
height of land not only promotes positive site drain- age but it
also offers great views of the surrounding rural countryside.
Residents will be able to enjoy the rural lifestyle of Corman Park
while still being in close proximi- ty to the City and its
amenities. Access to the site is provided from Bettker Road located
along the eastern boundary of the quarter section and falling under
the jurisdiction of the RM of Aberdeen. A Traffic Impact Assessment
(TIA), prepared in support of the Pinnacle Ridge Golf and Country
Estates project,
confirmed Bettker Road to be the permanent access point to Highway
No. 41. It is anticipated that Bettker Road extending north from
the northern boundary of SE 24-37-4-W3 will be improved to a dust
free surface to accommodate the proposed residential and golf
course development in the RM of Aberdeen. The developer of Vista
Ridge Estates has expressed intent to extend the same standard dust
free road surface to the southern access to the development site to
enable future residents to enjoy a dust free connection to the
realigned and up- graded highway intersection to the north.
Development of the site will likely require some coordina- tion
between the RM of Corman Park and the RM of Ab- erdeen regarding
the cost to maintain of this access road, which is situated in the
RM of Aberdeen. These cross-jurisdictional agreements are becoming
increasing- ly common around Saskatoon given the prevalence of
country residential developments, and can benefit both RM’s, as
neither have to bear the entire financial burden for maintaining
the road post-development. It goes with- out saying that the
additional tax revenue generated by the development will vastly
exceed the increase in road maintenance cost, ensuring a
significant net financial benefit to the RM of Corman Park, while
we would en- sure coordination between the RM’s relative to an
agree- ment for cost sharing for future maintenance require-
ments.
Vista Ridge Estates 3
Development Phasing and Servicing
The development proposed in the SE 24-37-4-W3 repre- sents the
first phase of a multi-phase development con- cept being planned
which also includes lands located in the NW 13-37-4-W3, NW
14-37-4-W3 and SE 25-37-4- W3. For the purposes of this
application, the develop- ment of the subject site will occur in a
single phase but the design accommodates a potential future
internal road connection with the adjacent sites. Internal roads
within the development will be privately owned and maintained by
the condominium association and will include a dust free surface to
minimize the im- pact of local traffic on future local residents
and sur-
rounding land uses. SaskEnergy, SaskPower, and SaskTel will provide
shal- low utilities for the development, which currently service
adjacent developments, and there are no foreseen is- sues in
accommodating the development. A low- pressure rural water utility
line is proposed to service the development and would be supplied
by the Highway 41 Water Corporation. A water service line and
connection will be provided to the property line and it is expected
that each individual owner will be responsible to manage their own
services with the water utility.
The following existing land uses are located within 1.6 kilometres
of the development site and are illustrated on at- tached Map
1:
Land Use Distance from Development Site
Intensive Livestock Operation None
There are four isolated residences located be-
tween 800 and 1000 metres from the develop-
ment site.
ty of the development site. The closest resi-
dence lies with 100 m.
South There are four residences located within 1.6
km of the development site in this direction.
None of these residences are located less than
1000 m from the development site.
West There is one residence located 1000 m from
the development site.
Landfill or Waste Disposal Site None
Urban Municipality None
Mineral Extraction Operations None
The internal roads are also intended to be dust free and will
incorporate a dedicated pedestrian pathway within the road
right-of-way. Given the intent to develop Vista Ridge Es- tates as
a bare land condominium with privately owned inter- nal roadways,
the development of this site is not expected to directly impact any
municipal roads located within the RM of Corman Park.
Vista Ridge Estates 4
Developer Experience
The Vista Ridge development group includes individuals with a
variety of backgrounds, who all have a thorough knowledge and
experience in land development and bring a diversity of expertise
to the development. The development group includes: A land surveyor
with over 45 years of experience,
who has participated in many land development projects from initial
concept, through design, to for- mal application all the way to
final subdivision and creation of new titles;
Two members of the commercial real estate indus- try with over 40
years of experience combined, who have been involved in the land
development pro- cess from property acquisition, financing, site
plan- ning, concept development, through construction to site
completion;
A local businessman who has started a number of successful
businesses and who has been involved
in the design and development of subdivisions; A local businessman
who has been a leading mem-
ber in many developments in which they have been a partner as well
as founder of a yard maintenance company servicing commercial and
acreage proper- ties;
A land appraiser who represents clients on financ- ing, collateral
mortgages, and insurance placement; and
A lawyer who is head of the corporate/commercial practice group at
a local firm, specializing in corpo- rate transactions.
The proposed development is a multi-phase develop- ment with only
one phase proceeding at this time. Phase one has incorporated
scalable facilities and fu- ture connections for the remaining
phases. The develop- ment group is proceeding with only one phase
to ensure the development is in alignment with the market and does
not put
A Septic Tank Effluent Pumping System (STEP) is in- tended to be
employed on the property to manage sep- tic waste generated from
the development. The STEP system includes a tank installed on each
residential property that collects the waste water and separates
the solids and the liquids. The solids remain in the tank to
naturally decompose and are pumped out every three to five years.
The liquids will be collected and transported by a gravity sewer
system to a central treatment facility to be located in the
northwest corner of the development site on a dedicated utility
parcel which will also host the storm retention pond. Treatment of
the raw liquid sewage is provided within a MicroFAST system which
employs naturally occurring microorganisms to biologically break
down and cleanse the liquid effluent. The proposed treatment
facility will be owned and operated by the con- dominium
association, is fully scalable, and has been designed and located
with full capability to service the future phases of development in
the area. Solid waste generated by residential occupancy of the
sites will be contracted by the condominium association to one of
several companies providing this service within the Saskatoon area.
The development site is located along the western ridge of the
Strawberry Hills which enables the site to be drained effectively
to an engineered retention pond to be located on the same utility
parcel hosting the waste wa-
ter treatment facility. Internal drainage is intended to be
conveyed overland via ditches adjacent to roads, cul- verts at
driveways and intersections, and grassed drain- age swales. The
natural drainage pattern extends northwest within the development
site and ultimately connects with a natural drainage channel
extending northwest from the development site. An engineered storm
water management plan has been prepared for the development and
will be submitted within the final Comprehensive Development Review
Report.
Vista Ridge Estates 5
Bylaw Compliance
The proposed development site is currently zoned Agricultural
District pursuant to the RM of Corman Park Zoning Bylaw. An
amendment to the Zoning Map to rezone the development site to a
Country Residential 1 District (CR1) will be required to
accommodate the proposed subdivision. The proposed parcels will
comply with the minimum and average site area requirements, and the
overall develop- ment site area complies with the 160 acre maximum
prescribed within the zoning regulations.
It is anticipated that a minor textual amendment will be required
to the CR1 Zoning District to accommodate the de- velopment of
dwelling groups as a bare land condominium on the site. It is
expected that this amendment would mirror similar regulations
already employed within the Corman Park – Saskatoon Planning
District.
RM of Corman Park Evaluation Criteria
Proximity to amenities
<3 km to school 1 Although the development is located in the
Prairie Spirit School Division, the nearest school is located in
the City of Saskatoon approximately 15km away. The closest rural
schools are approximately 25km away in the Town of Aberdeen or the
Village of Clavet.
along school bus route 1 The development is located along an
existing bus route within the Prairie Spirit School Division.
<3 km to community hall 1 St. Paul’s Bergheim Evangelical
Lutheran Church is located approximately 3 km northeast of the
development and the Bergheim School site which is utilized as a
local community hall is located in the northeast corner of the
development site.
<3 km to park/beach 1 Although there are no formal parks located
within the immediate vicinity of the devel- opment site, a future
18 hole championship golf course and estate development has been
proposed for development directly north of the development site in
the RM of Aberdeen which will provide significant offsite
recreational opportunities.
<3km to convenience shopping 1 The City of Saskatoon is within
10 km of the development site.
access to existing waterline 1 The Highway 41 Water Utility has
confirmed their ability to provide potable water to the development
site.
Road implications
<3 km to paved roadway 3 Bettker Road is a rural grid located
adjacent to the development site. It is proposed to be upgraded to
a paved surface in conjunction with the planned golf course and es-
tate development directly north in the RM of Aberdeen. The
development site is locat- ed approximately 1.6 km south of an
existing and permanent Highway 41 access point.
Adjacent to primary grid 2 Bettker Road is adjacent to the
development site and is an all weather roadway.
Off-site upgrading beneficial 2 It is anticipated that 2 km of
Bettker Road will be upgraded to a paved standard in conjunction
with the planned development of a golf course and estate
development located directly north of the development site.
Additionally, a Traffic Impact Assess- ment was prepared and
approved by the Ministry for the realignment and improve- ment of
the existing Bettker Road and Highway 41 intersection.
Minimize provision of internal
roads
2 The internal roadways will remain private roadways as a result of
the pursuit of a bare land condominium and will be constructed on a
24m right-of-way comprising approxi- mately 9.0% of the development
area.
Vista Ridge Estates 6
Wetlands/natural drainage re-
tained
2 The development has been designed to utilize the natural lay of
the land to channel overland drainage to a low lying area in the
northwest corner of the site. This same principle is being utilized
to construct gravity sewer collection lines within the site. The
low lying northwest corner is designed to host the retention and
co-management of site runoff and treated waste water.
Stormwater management / drain-
age concept
3 Storm water will be managed via a system of overland swales, the
internal roadway and culverts. The incorporation of larger site
areas (~ 1 ha) and the minimization of roadways effectively
minimizes overall site compaction and maintains much of the site’s
existing ability to naturally absorb water from spring melts and
rain events mini- mizing runoff generated within the site.
Natural vegetation and topogra-
phy retained
2 The development site contains small pockets of vegetation which
have been recog- nized and located in the design to encourage their
retention. The development will take advantage of the varied
topography and the natural scenic vistas along the ridge to provide
a broad range of housing opportunities.
Wildlife habitat links retained 2 The Saskatchewan Conservation
Data Centre online database was referenced and confirmed that no
wildlife or vegetation exist on the site.
Habitat conservation/
enhancement
2 The Saskatchewan Conservation Data Centre was referenced and no
wildlife or vege- tation were identified.
Not located on hazard lands (flood
prone, slope instability)
3 A geotechnical study was conducted for the site which confirms
that the site is suitable for the proposed development and
identified no concerns with flooding or slope insta- bility on the
site.
Community concept
Demographics provided 2 The development is intended to provide an
alternative to the urban lifestyle provided within Saskatoon. The
development is intended to focus exclusively on providing for
single family housing, and based upon an average household size of
2.5 persons per household, it is expected that the local population
will increase by an estimated 135 people as a result of this
development.
Pedestrian/bicycle trails planned 2 A dedicated path system has
been incorporated within the 24m road right-of-way providing a
separation of pedestrian and vehicle movements within the
site.
Purposeful public open/park
space amenity
2 This development is part of a larger multi-phase development
concept which will incor- porate dedicated park space in future
phases. The initial phase introduces properties of sufficient size
to satisfy most recreational demands on private sites and to
minimize the municipal obligations associated with dedication of
public lands. The site also contains an existing open space and
community hall within the Bergheim school site on the same
site.
Provision of public facility
centre)
2 The Bergheim school is located in the northeast corner of the
development and is uti- lized as a community facility for the
surrounding area.
Neighbourhood fit
adjacent areas
2 The proposed development is not adjacent to any existing
residential developments and as such no specific buffering has been
deemed necessary.
Unlikely conflict with agriculture 2 The development is located in
an area currently hosting a significant amount of coun- try
residential development. The conversion of the property to a
residential use is not expected to interfere with the continued
cultivation of lands south of the development. The developers have
been in regular contact with adjacent property owners and they have
not communicated any opposition to the proposed development. Much
of the agricultural activity will continue to occur south of the
development site, given the existing and planned expansion of
country residential developments to the north. Given that the
predominant winds source from the northwest in this area, continued
cultivation of lands to the south should have minimal impacts on
residents of this de- velopment.
Vista Ridge Estates 7
Located on non-agricultural land
(class 4-7)
2 The soils on this quarter section are a Class 3 as identified by
the Canadian Land In- ventory Soil Capability Index. This class is
considered to have moderately severe limi- tations for agricultural
development. The existence and expansion of country residen- tial
development in the immediate vicinity of these lands increases the
appropriateness of the conversion of land use in this location as a
means of clustering similar develop- ments.
Adds social/cultural diversity 1 The development of this site as a
bare land condominium provides an immediate com- munity structure.
Additionally the Bergheim School site provides a convenient commu-
nity gathering centre for the development.
Supports local businesses 2 Due to the close proximity and relative
ease of access of the development to the City of Saskatoon, it is
anticipated a majority of the residents will commute to the City
for em- ployment and to purchase goods and services. With the
future development of a golf course in the immediate vicinity, some
additional local employment opportunities will be generated. The
growth of local populations in this area will help to support local
com- mercial businesses in the immediate vicinity, within the City
and local Towns including Aberdeen and Clavet.
Assist municipal servicing 2 Services will be provided to the
development at the expense of the developer. The development is
intended as a bare land condominium, which will manage internal
ser- vices and assist in minimizing the impact of the development
on the RM.
Design features
Significant landscaping/buffering
considerations
2 Each property owner will be responsible for their yard
landscaping and there is no con- sideration necessary within the
subdivision design for buffering as it is not directly adja- cent
to other developments.
Deliberate building siting consid-
erations (location & orientation)
2 A majority of the lot layouts are oriented north-south, which is
intended to make the best use of the topography and to enable the
use of passive forms of solar energy where desired.
Energy conservation 2 The development of the site as a bare land
condominium creates an effective conduit for implementing green
technologies as a building standard within the development through
condominium bylaws without depending upon the RM and developer’s
caveats for en- forcing these types of initiatives. The
development’s relative close proximity to the City as a principle
employment and commercial centre assist in minimizing travel and as
development continues to expand in the area, the core population is
likely to be suffi- cient to support the introduction of
convenience commercial development to further diminish the reliance
on the automobile. Subsequent phases of the larger development
vision for the balance of land within the developer’s holdings is
intended to incorporate some future commercial development.
Incorporates solid waste manage-
3 Solid waste will be contracted by the condominium
corporation.
Uses new/innovative technology in
liquid waste management
3 A Septic Tank Effluent Pumping System (STEP) will be employed on
the property to manage septic waste generated from the development.
This STEP system involves the installation of a watertight tank on
each private property which collects all of the solid and liquid
waste generated from the home. Primary treatment of the septic
waste will be on site. The liquid waste will be transported from
the site to a treatment facility via gravi- ty where further
treatment of the liquid waste will occur. The remaining solids are
left behind within the tank for passive, natural treatment, and
need to be pumped by a vacu- um truck every three to five years
depending upon the size of the tank and water use within the
home.
Inclusion of public art 1 There is no public art included in the
development.
Building and site design guidelines 2 The design and layout of the
individual lots will be regulated through the implementation of a
condominium bylaw which is intended to comply with the minimum
standards pre- scribed by the RM zoning bylaw. These standards will
be enforced by a condominium board.
Vista Ridge Estates 8
Uniqueness
New subdivision design 3 The subdivision layout is curvilinear with
a majority of the lots oriented north-south to maxim- ize the use
of the land and follow the natural lay of the land.
New housing or land use mix 2 The orientation of many of the lots
and the topography will enable the construction of a variety of
housing styles including walkout basements.
Social equity (non-market hous-
ing, special needs, etc)
2 There are grants available to encourage individual land owners to
provide secondary suites.
New public amenity and/or facili-
ty
1 With Bergheim School located in the northeast corner of the
development it provides a public gathering space and a new facility
is not necessary. Additionally, the larger property size enables
residents to utilize private sites for recreational pursuits. The
planned golf course and estate development directly north will also
provide a significant recreational amenity for future residents of
Vista Ridge.
Developer’s qualifications
opment
3 The development group includes individuals with a variety of
backgrounds, who all have a thorough knowledge and experience in
land development and bring a diversity of expertise to the
development.
Has significant related experience 3 - A land surveyor with over 45
years of experience, who has participated in many land devel-
opment projects from initial concept, through design, to formal
application all the way to final subdivision and new titles; - Two
members of the commercial real estate industry with over 40 years
of experience combined, who have been involved in the land
development process from property acquisi- tion, financing, site
planning, concept development, through construction to site
completion; - A local businessman who has started a number of
successful businesses and who has been involved in the design and
development of subdivisions; - A local businessman who has been a
leading member in many developments in which they have been a
partner as well as founder of a yard maintenance company servicing
commer- cial and acreage properties; - A land appraiser who
represents clients on financing, collateral mortgages, and
insurance placement; and - A lawyer who is head of the
corporate/commercial practice group at a local firm, specializ- ing
in corporate transactions. Additionally the knowledge base of the
development group is supplemented by the expertise provided by
Associated Engineering, which is a company employing professional
planners and engineers who have a significant level of experience
in all aspects of land development and a keen and comprehensive
understanding of this form of development in the RM of Cor- man
Park.
Shows clear development
Market analysis
Analysis of current information 2 The development group has
undertaken a market analysis for this area and has confirmed that
there is sufficient demand to warrant their investment in this
development.
Experienced in residential mar-
keting
2 The development group includes two highly respected real estate
agents with access to a wealth of marketing tools.
Target/known market de-
mographics
2 The proposed development has been phased and designed to enable
the cost effective ex- pansion of the communal waste water
treatment facility and is intended to provide a unique and
affordable residential opportunity to potential property owners
which is not currently provided in the immediate vicinity.
Phasing strategy 2 The development group is proposing to develop
this particular property in a single phase and timing for future
phases of development on their balance of land holdings will be
dictated by the market.
Vista Ridge Estates 9
Contribution to area
New business and employment onsite 1 There is the possibility for
home based businesses to be hosted within the development. The City
of Saskatoon is in close proximity to the development, has
projected its growth in this general direction and it is
anticipated that a majority of the residents will commute to and
from the City for employment opportunities. The Town of Aberdeen,
several agricultural research facilities in the vicinity and the
introduction of a championship golf course directly north of this
development will also provide local employment opportuni-
ties.
New public amenities or services 2 There will be a designated
pathway within the road right-of-way.
Integrated lifestyle diversity 1 The development site will provide
a rural lifestyle while still being in close proximity to the City
and its amenities
Clear environmental benefits 3 Natural treed areas will be retained
as well as the natural drainage and storm retention will be
incorporated in the northwest corner.
OCP/Zoning Bylaw
(density, lot size, etc)