Pinnacorp Investments Inc.
Pinnacle Village Outline Plan Revised August 6, 2026
Pinnacle Village Outline Plan
Pinnacle Village Outline Plan August 6, 2026 Prepared By: Arcadis Professional Services (Canada) Inc. 10120 103 Avenue, Suite 300 Edmonton, Alberta T5J 3R6 Canada Phone: 780 428 4000
Prepared For: Ed Basaraba President Pinnacorp Investments Inc 89 Normandeau Cr St Albert, Alberta T8N 3V1
Our Ref: 30322061
________________________________________ [Signature 1 Name] [Title]
This document is intended only for the use of the individual or entity for which it was prepared and may contain information that is privileged, confidential and exempt from disclosure under applicable law. Any dissemination, distribution or copying of this document is strictly prohibited. www.arcadis.com PTP_133341_Pinnacle Village OP_2PTP_133341_Pinnacle Village OP_2026-08-06023-12-06.docx
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Contents 1
Introduction ........................................................................................................................................................ 4 1.1 Executive Summary ...................................................................................................................................... 5 1.2 Plan Purpose and Scope .............................................................................................................................. 5 1.3 Plan Area, Location and Size ....................................................................................................................... 5
2
Policy Framework .............................................................................................................................................. 6 2.1 Sturgeon County Municipal Development Plan ......................................................................................... 6 2.2 Sturgeon Valley Core Area Structure Plan ................................................................................................. 7
3
Existing Conditions ........................................................................................................................................... 8 3.1 Existing Land Uses ....................................................................................................................................... 8 3.2 Site Considerations/Constraints .................................................................................................................. 8 3.2.1 Topography & Vegetation ...................................................................................................................... 8 3.2.2 Subsurface Conditions .......................................................................................................................... 8 3.2.3 Wells, Pipelines, and Utility Right-of-Ways ....................................................................................... 10 3.3 Historical Features ...................................................................................................................................... 10 3.4 Environmental Considerations .................................................................................................................. 10 3.4.1 Environmental Site Assessments....................................................................................................... 10 3.4.2 Biophysical Features ........................................................................................................................... 11
4
Vision Statement ............................................................................................................................................. 11 4.1 Vision ............................................................................................................................................................ 11 4.2 Guiding Principles ....................................................................................................................................... 11 4.2.1 Sustainability and Ecological Stewardship ....................................................................................... 12 4.2.2 Place Making ......................................................................................................................................... 12 4.2.3 Open Space ........................................................................................................................................... 12 4.2.4 Neighbourhood Movement and Circulation ...................................................................................... 13 4.2.5 Implementation ..................................................................................................................................... 13 4.3 Public Engagement ..................................................................................................................................... 13
5
Development Strategy .................................................................................................................................... 13 5.1 Land Use Concept ....................................................................................................................................... 14 5.2 Residential Uses .......................................................................................................................................... 14 5.3 Open Spaces, Parks and Recreation ......................................................................................................... 14 5.3.1 Parks and Pedestrian Linkages .......................................................................................................... 15
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5.4 Utility Infrastructure .................................................................................................................................... 15 5.4.1 Sanitary Servicing ................................................................................................................................ 15 5.4.2 Stormwater Servicing........................................................................................................................... 15 5.4.3 Water Servicing .................................................................................................................................... 16 5.4.4 Shallow Utilities .................................................................................................................................... 16 5.5 Transportation Network .............................................................................................................................. 16 5.6 Noise Impact Assessment .......................................................................................................................... 16 6
Implementation ................................................................................................................................................ 17 6.1 Zoning and Subdivision .............................................................................................................................. 17 6.2 Financial Impact Assessment .................................................................................................................... 17 6.3 Staging of Development ............................................................................................................................. 17 6.4 Offsite Improvements .................................................................................................................................. 17 6.4.1 Timing .................................................................................................................................................... 18 6.4.2 Mitigation ............................................................................................................................................... 18
Appendix A – Proposed Figures & Tables........................................................................................................... 19
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Pinnacle Village Outline Plan
1
Introduction
This section describes the purpose and context of the Pinnacle Village Outline Plan.
1.1
Executive Summary
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The Outline Plan will establish a land use framework, infrastructure servicing concept and development objectives for the future development of the Pinnacle Village Neighbourhood.
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The proposed development represents a logical extension and progression of development along Starkey Road.
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The plan area will contribute to the completion of the Sturgeon Valley in a contiguous, compact manner that is sensitive to existing established communities and adjacent agricultural areas.
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The total open space area within the plan including Municipal Reserve and stormwater management facilities totals 1.40 hectares or 10% of the gross area.
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The Pinnacle Village OP proposes a land use and servicing concept that conforms with the Sturgeon Valley Core Area Structure Plan (ASP).
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The development is immediately serviceable and will ensure a continuous supply of land for residential development in the Sturgeon Valley.
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It is essential that the planning and land development process be initiated in a timely manner.
1.2
Plan Purpose and Scope
The purpose of this Outline Plan (OP) is to describe the land use framework, infrastructure servicing concept and development objectives for the future development of Pinnacle Village. The OP will allow for a more urban style of residential lots, which will increase the housing diversity and affordability for residents of Sturgeon County.
1.3
Plan Area, Location and Size
The Pinnacle Village OP is located within the Sturgeon Valley Core ASP and has been prepared within the context of the following: •
Natural features of the site and surrounding area;
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Type, size and location of various land uses;
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Transportation network as it relates to the plan area;
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Open space concept and pedestrian connectivity framework;
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Conceptual servicing schemes and provision of utility services and infrastructure;
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•
Implementation and phasing of development.
The plan area is 13.92 ha located in the Valley Core Reserve area of the Sturgeon Valley Core ASP. Figure 1: Location Plan shows the plan area relative to the context of the Sturgeon Valley Core area. The plan area is located south of Township Road 554B, east of Starkey Road (Range Road 251), and north of Trestle Ridge Road (Township Road 544A). The lands are immediately serviceable and will ensure a continuous supply of land for residential development in the Sturgeon Valley. The overall concept for the study area gives direction and guidance for the future development of Pinnacle Village, while ensuring flexibility on the design and land uses.
2
Policy Framework
2.1
Sturgeon County Municipal Development Plan
The Pinnacle Village OP meets the intent of the following sections of the Sturgeon County Municipal Development Plan Modernization (Bylaw 1681/25): The Sturgeon Balley Strategic Development Area:
SDA 2.1.2 Demonstrating long-term viability, ensuring complete, well-serviced communities. All prospective developments must demonstrate the viability of the proposal in line with requirements within with regional policy. This will include an awareness of infrastructure, transportation, community facilities and amenities. Developments are to provide an appropriate mix of uses and dwelling types, open and green spaces, and will adequately demonstrate the long-term fiscal implications for the County. Pinnacle Village is sensitive to the density and character of the existing Sturgeon Valley and provides a compatible increase in density to surrounding residential areas. A Financial Impact Assessment (FIA) for the Pinnacle Village development will be prepared and submitted to the County in support of the detailed subdivision application. SDA 2.1.3 Providing logical and timely infrastructure that provides high-quality service to residents now and in the future. Developments are required to fulfill the requirements of the regional policy, all infrastructure servicing to Neighbourhood G will contribute to the delivery of quality places. Strategic delivery of infrastructure resources is to be efficient, logical, and should consider the wider Sturgeon Valley and regional context. Alternative and innovative servicing where appropriate may be considered. The Pinnacle Village development provides a logical and timely extension of existing infrastructure.
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SDA 2.1.4 Creating a well-connected community, through the design of an interconnected SV SDA network Through the natural and informed expansion of existing transport infrastructure; a comprehensive, efficient, and robust transportation network will be developed that enhances movement through a variety of means across the Sturgeon Valley and to regionally significant destinations. Making active travel an attractive alternative in addition to recreational opportunity and delivering a transit centre that provides an accessible connection to the wider region. The Pinnacle Village development is well connected to existing places and active travel routes bound by Starkey Road to the west and Trestle Ridge Road to the south. A trail connection is proposed to run along the west side of Starkey Road connecting to the existing trail network. The Pinnacle Village development will enhance the existing community connections by providing a trail network that connects the central storm pond via an east-west trail to the trail along Starkey Road.
2.2
Sturgeon Valley Core Area Structure Plan
The Sturgeon Valley ASP was approved as Bylaw 1557/21 on September 14, 2021. As Pinnacle Village is designated as Valley Core Reserve in the ASP, an Outline Plan is required to describe, in detail, what the development vision is, how it aligns with the overarching statutory planning documents, and the impacts it may have on transportation infrastructure servicing infrastructure, and the established communities. The Pinnacle Village OP meets the following policies of the Sturgeon Valley Core ASP: Policy 5.4.1 The County shall direct future multi-lot residential development to areas designated as Valley Core Reserve as indicated on Figure 5: Development Concept Map. The designation of additional areas as Valley Core Reserve shall be through an orderly amendment process as outlined in Section 5.1.2 Implementation Policy 5.4.2 The County shall require that landowners and/or applicants prepare and submit to the County an Outline Plan prior to submitting a redistricting and tentative plan of subdivision to facilitate the approval process. The Pinnacle Village subdivision is designated as Valley Core Reserve in the ASP and this Outline Plan has been prepared in accordance with the relevant policies. Policy 5.4.4 The County shall permit development density up to a maximum of 20 du/nrha on lands designated as Valley Core Reserve in Figure 5: Development Concept Map Pinnacle Village is planned to have a residential density of 10.0 du/nrha. Policy 5.4.5 The County shall require that lands designated as Valley Core Reserve are developed in a manner complementary to regional policies and cognizant of existing communities The Pinnacle Village development provides for a logical extension of existing infrastructure and compatible residential development. Policy 5.4.7 Where possible, the development of roads, parks and/or green corridors should be used as buffers to offset the built form of varying densities.
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The proposed development is separated from existing residential development by Starkey Road to the west and Trestle Ridge Road to the south.
3
Existing Conditions
3.1
Existing Land Uses
The area encompassing the Pinnacle Village OP is currently vacant and is intended for future residential development. The area south of Pinnacle Village contains the country residential subdivision of Pinnacle Ridge. The area to the west contains the country residential subdivisions of Upper Manor Pointe, and The Banks. The areas to the north and east of the plan area are predominantly agricultural with associated farm buildings. (Figure 1: Location Plan). The proposed Outline Plan area represents a logical extension and progression of development along Starkey Road to develop out the Valley Reserve area.
3.2
Site Considerations/Constraints
The characteristics and context of Pinnacle Village as described below are shown on Figure 2: Existing Conditions/Contours. Information in this section is derived from aerial photos and topographical survey data for the subject lands.
3.2.1
Topography & Vegetation
The topography of the lands within Pinnacle Village is generally flat with elevations in the plan area slightly sloping downwards from the east towards Starkey Road. At the west boundary along Starkey Road, the elevation is 688 m moving upwards to approximately 690 m at the west boundary of the plan area with a small depressed area in the northwest corner of the subject property (see Figure 2: Existing Conditions/Contours). Surface drainage throughout the plan area flows generally westward towards the Starkey Road and to a lesser extent towards the southeast corner of the subject lands.
3.2.2
Subsurface Conditions
A Preliminary Geotechnical Investigation was conducted by Shelby Engineering in January 2021. The investigation found general soil stratigraphy in this area is composed of surficial fill underlain by variable, interbedded layers of clay and silt. The groundwater table within the plan area is reported to be high at approximately 2 m below ground surface however, variation on the order of 1 m or more is possible within any given year, with higher groundwater levels expected in spring and summer. The soil and groundwater conditions generally do not present impediments to the proposed residential development. Based on the soil and groundwater conditions encountered on the site, the clay materials are considered to be suitable for housing development. Given the wet subsurface conditions, the proposed development is recommended to match existing topographic elevations or be higher than existing elevations. www.arcadis.com PTP_133341_Pinnacle Village OP_2024-10-23.docx
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A Supplementary Geotechnical Investigation was conducted by Shelby Engineering on March 2021. The purpose of the investigation was to advance additional shallow test holes within the west portion. In all the test hole locations, a mix of clay and some topsoil, known as fill, was found at depths ranging between 450mm and 900mm below grade. The clay fill was mostly described as silty, damp, and of medium plasticity. Overall, the deposit was mostly dry to moist nearer to the surface. However, seven test holes indicated wet to saturated conditions, starting around 600m to 3.2m below grade. Groundwater levels fluctuate seasonally and in response to precipitation. Variation on the order of 1m or more is possible within any given year, with higher groundwater levels expected in spring and summer months. As such, different groundwater levels may be encountered at the time of construction. Additional analysis was conducted was conducted by Shelby Engineering in December 2024 providing solution on ground water table elevation concerns. Residential Home Construction Suggestions for building homes in residential areas in relation to the groundwater level can be found in the January 2021 report, primarily in Section 4.5.3. While it is preferable to build the basement above the stable groundwater level, the geotechnical reports do not explicitly recommend this. Methods such as foundation drainage systems and appropriate site grading, as mandated by the county, can help manage or prevent groundwater and surface water infiltration. These solutions can be implemented even if basements are situated slightly below the groundwater table. Underground Construction Guidelines for burying utilities concerning the groundwater level can be found in the January 2021 report, particularly in Section 4.4.1. The project is anticipated to employ open cut excavation. While construction challenges are expected to be minimal, the report offers remedies for situations where groundwater-related issues like sloughing occur. These solutions involve using shoring/braced construction methods and stabilizing the base of the trench. Storm Water Management Facility (Dry Pond) The March 2021 and May 2024 updates have provided recommendations for constructing the stormwater management facility. The May 2024 addendum suggests that the groundwater level around the pond area seems to be around or slightly below a geodetic elevation of 684.75m, just above the projected base of the pond, with potential seepage expected at approximately 685.65m. Groundwater levels can vary by up to 1m seasonally and annually, peaking in spring and early summer. Since the study was conducted in winter/early spring (March 2024), higher groundwater levels are probable in the warmer months. Considering that the pond's outlet will be slightly below the noted groundwater level, there is a chance that the lower sections of the pond might remain damp, even without rainfall. To address the risk of saturated conditions, liners crafted from either imported clay material or synthetic www.arcadis.com PTP_133341_Pinnacle Village OP_2024-10-23.docx
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materials should be considered to manage (though not completely eliminate) groundwater concerns. If using onsite clay soils for the liner, further drilling and lab tests are necessary to verify their suitability.
Pavement Construction Recommendations for roadway construction were provided in as part of the January 2021 report (in Section 4.8.2). Roadway elevations are expected to be likely more than 2m above the stabilized groundwater elevations and the pavement structures recommended in the report are considered adequate.
3.2.3
Wells, Pipelines, and Utility Right-of-Ways
There is one abandoned well site (Well License # 0030923) located within the central open space area of Pinnacle Village and adjacent to a local roadway. According to the Alberta Energy Regulator (AER) an abandoned well requires provision of a 10 x 15 m work area with the well located no less than 5 m from the setback boundary. A Reclamation Certificate No. 32894445 was obtained from the Alberta Energy Regular (AER) for the well site.
3.3
Historical Features
Historical Resources Act approval was granted on June 3, 2022 for the proposed development area per HRA Number 4835-22-0038-001.
3.4
Environmental Considerations
3.4.1
Environmental Site Assessments
A Phase I Environmental Site Assessment (ESA) was conducted for the subject property by Newpark Environmental Services in November 2006. The purpose of a Phase 1 ESA is to identify potential and actual contamination of land by record reviews, visual site inspection, evaluations, and reporting. A Phase II ESA was required due to oil and drill stem test fluids recovered during drilling. A Phase II ESA was conducted by Newpark Environmental Services in January 2007. The Phase II ESA recommended additional sampling near the well centre and to test for detailed salinity and metals in the southeast corner of the lease area. A Phase II ESA was conducted by Matrix Solutions Inc. in September 2008 to assess potential chemicals impacts on the well lease associated with drilling and production activities to ensure regulatory compliance. The Phase II ESA include a borehole assessment of well centre, potential drilling waste disposal and possible above ground storage tank (AST) in the southeast corner. There were elevated boron concentrations found at well centre, north and west of well centre which required mediation. www.arcadis.com PTP_133341_Pinnacle Village OP_2024-10-23.docx
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An updated Phase I ESA was prepared by Arletta Environmental Consulting Corp. in February 2021 which identified Areas of Potential Environmental Concern including a southeast corner EM anomaly, well centre and associated production infrastructure, former northwest, southeast and southwest above ground storage tank (AST) areas, cement pit, DWDA, and separator building. The findings required preparation of a Phase II ESA to assess and delineate the identified Areas of Potential Environmental Concern (APEC). The Phase II ESA was prepared by Arletta Environmental Consulting Corp. in November 2022. Results of the field screening indicated soluble chloride impacts within one location within the southeast corner EM anomaly area. Concentrations of all other parameters at the well centre and associated production infrastructure, former AST farms, cement pit, potential DWDA and separator building areas satisfied the applicable guidelines and are no longer considered APEC. A Tier 2 Guideline Development & Site Evaluation Report was completed for the site to evaluate the soluble chloride identified in the Phase II ESA. The objective of this assessment was to assess the risk posed by salinity impacts to soil identified during historical Site investigations and determine the likelihood that the contamination is causing, or has the potential to cause, adverse effect(s) on persons and/or the environment. It was determined that all soil salinity parameters satisfy the Tier 2 guidelines developed for the Site and no further remedial work is required. No further assessment or remediation is required or recommended for the Site. The Phase I ESA, Phase II ESA, and Tier 2 Guideline Development & Site Evaluation Report were submitted to the Alberta Energy Regulator for review as part of a Reclamation Certificate application. The reclamation certificate was issues for the site on May 6, 2024
3.4.2
Biophysical Features
A Desktop Biophysical and Wetland Assessment was conducted by Aquality Environmental Consulting Ltd. in February 2023. This report provides a desktop review including examination of historical aerial photographs and database queries as well as locate, delineate, and classify wetlands per the Alberta Wetland Classification System. One temporary graminoid marsh was identified within the property totalling 1.417 ha. The wetland was determined not to be subject to a claim of ownership under the Public Lands Act. The proposed development will result in complete loss of the wetland and in-lieu fee compensation shall be provided prior to development proceeding. No other potential impacts due to the loss of the wetland are anticipated or require mitigation.
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Vision Statement
4.1
Vision
Pinnacle Village will establish a residential neighbourhood within the Sturgeon Valley Core Area which promotes contiguous residential development sensitive to and connected with existing established neighbourhoods and the surrounding agricultural area.
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4.2
Guiding Principles
The development concept presented in this plan is established based on the opportunities and constraints present in the Plan area, in conformance with applicable statutory requirements, and the key planning principles as outlined below.
4.2.1
Sustainability and Ecological Stewardship
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Consider sustainable development principles in the planning and design of the neighbourhood
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Ensure sustainable and cost-effective landscape development of open space areas over the long term.
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Ensure proposed vegetation improves the ecological value of the site.
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Maximize the benefits gained from the land resource by having the land accommodate numerous functions where possible.
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Consider ways to lower consumption and demand in the development of infrastructure for Pinnacle Village on all applicable resources, both inputs and outputs.
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Conserve and recycle whenever possible onsite.
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Improve the quality of water run-off by providing stormwater management facilities that clean and enhance water quality prior to discharge.
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Minimize oil and gas well sites’ potential environmental hazards and disruption of future residential areas through careful neighbourhood design and adhering to all relevant requirements of the Alberta Energy Regulator.
4.2.2
Place Making
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Create an identifiable central focal point and gateway to the neighbourhood.
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Provide a walkable, attractive and safe community connected to the overall network of trails in the Sturgeon Valley area.
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Encourage a variety of architectural styles consistent with the existing communities
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Establish a gateway into the neighbourhood providing a sense of arrival.
4.2.3
Open Space
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Create a pedestrian friendly environment with connections to the overall Sturgeon Valley trails network.
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Provide a simple and understandable pattern of open space nodes, greenways, park sites and walkway connections.
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Ensure that park spaces are accessible to all members of the community.
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Design safe park spaces that meet the needs of all users within the community.
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Design a connected and integrated open space system that encourages nonvehicular movement (e.g. pedestrians and bicycles).
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Consider streets as an extension of the park system
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Provide opportunities for future active transportation network with walkway leading to adjacent future development lands.
4.2.4
Neighbourhood Movement and Circulation
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Design a system of local streets which provides safe connections through the neighbourhood.
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Establish sufficient locations for neighbourhood access by a variety of modes including for drivers, transit riders, cyclists, and pedestrians.
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Integrate land use and circulation patterns considering the safety of automobiles, pedestrians, and cyclists.
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Accommodate safe pedestrian movement through the neighbourhood.
4.2.5
Implementation
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Service the Pinnacle Village plan area in an efficient, contiguous, and staged manner.
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Develop park/open areas concurrently with the development of housing.
4.3
Public Engagement
Public engagement undertaken in support of Pinnacle Village has informed the Outline Plan’s evolution. An open house was held in June 2025, supported by mailed notice and newspaper advertising, provided opportunities for residents to review the development concept and identify key priorities and concerns. Feedback consistently emphasized the importance of compatible residential density transitions, safe and efficient transportation connections, open space and recreation opportunities, utility and servicing capacity, and housing options that support downsizing and aging in place. These themes have informed the plan’s emphasis on neighbourhood connectivity, open space integration, infrastructure planning, and compatibility with surrounding communities. The What We Heard Report for the public engagement event was submitted to the County. In addition to a summary of feedback, a copy of what was presented is also provided. Development information in the report may have changed in the submitted outline plan.
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5
Development Strategy
5.1
Land Use Concept
The Pinnacle Village OP has been prepared in response to an analysis of current and anticipated residential market demands in Sturgeon County, as well as the aspirations of the landowners in the plan area. The development enables the logical extension of contiguous residential uses in the Sturgeon Valley. In accordance with the development principles, Pinnacle Village has been designed to: ▪
Be consistent with the general intent and purpose of residential development described within the Sturgeon Valley ASP.
▪
Provide a framework to deliver a high quality, comprehensively planned community by defining the general pattern and composition of land uses, linkages, servicing designs and development staging.
▪
Ensure implementation of the plan on an orderly, efficient basis.
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Promote a responsible, efficient growth pattern through logical continuation of development along Range Road 251 to develop out the Valley Reserve area.
The Pinnacle Village OP has been planned and designed to ensure that it can proceed without compromising future development in the surrounding Sturgeon Valley. Pinnacle Village is planned to accommodate future development that is connected, complimentary and integrated. The proposed land use concept is shown on Figure 3: Development Concept. Updated land use and population statistics relating to the Development Concept are contained in Table 1 Land Use Statistics.
5.2
Residential Uses
Residential lots within Pinnacle Village are planned to be low density in the range of 0.19 - 0.44 acres (0.08-0.18 ha). Implementation of lot sizes will be based on market conditions and consumer preferences at the time of development. The Pinnacle Village OP proposes a residential density of 9.96 dwelling units per net residential hectare which aligns with the allowable maximum density of 20 du/nrha under the Sturgeon Valley Core ASP. Notwithstanding the County’s applicable Land Use Bylaw Districts, the maximum parcel coverage within Pinnacle Village shall not exceed 45%.
5.3
Open Spaces, Parks and Recreation
The development concept proposes open space through dedication of Municipal Reserve and Public Utility Lots where necessary creating an integrated open space and pedestrian trail system for Pinnacle Village as shown on Figure 4: Open Space Network. This system continues the trail system in accordance with the County’s Sturgeon Valley Trails Plan (2004). The proposed www.arcadis.com PTP_133341_Pinnacle Village OP_2024-10-23.docx
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pedestrian system connects the central park and stormwater site to the existing trails on the west side of Range Road 251.
5.3.1
Parks and Pedestrian Linkages
A large central open space is proposed as part of the development concept providing both stormwater management for the plan area and a recreational feature. The stormwater management facility (SWMF) is considered an amenity area and part of the open space system. The SWMF provides a visual amenity central to the Pinnacle Village development. The SWMF is linked to the existing pedestrian network along Range Road 251 and complements the open space system by providing additional areas for passive recreation. The location of this park provides opportunity for a significant number of lots in Pinnacle Village to be directly adjacent to green space. Municipal Reserve (MR) owing under the Municipal Government Act will be dedicated as a combination of land and money-in-place. It is proposed that 0.33 ha or approximately 2.4% of the gross plan area be dedicated as open space. MR will be dedicated to the County at the time of subdivision.
5.4
Utility Infrastructure
Details regarding servicing for the Pinnacle Village OP are provided in the associated Servicing Design Brief submitted under separate cover by Arcadis IBI Group. Interim servicing solutions may be reviewed and accepted by the County in order to accommodate development on a phased basis. The following section provides an overview of the neighbourhood servicing scheme. The Servicing Design Brief outlines detailed design elements and can be amended as required at time of future subdivision. The proposed servicing schemes are depicted on Figure 6: Sanitary Servicing; Figure 7: Storm Servicing; and Figure 8: Water Servicing.
5.4.1
Sanitary Servicing
The proposed wastewater servicing is an extension of current wastewater infrastructure. The development consists of a 200mm sanitary gravity main which drains north to south and connects to the existing 200mm sanitary main located on Trestle Creek Road, extending into the existing Pinnacle Ridge development and eventually to the sanitary lift station on Bellerose Drive. The proposed sanitary concept is illustrated on Figure 6: Sanitary Servicing.
5.4.2
Stormwater Servicing
The pre-development flows were analyzed based on topographic survey of the proposed development and surrounding area. Current drainage patterns show 13.5 ha of land collects within a low point on the proposed site, which then flows west into Starkey Road ditch. The proposed minor storm consists of gravity mains which drain to a central storm water management facility (SWMF).
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The existing and proposed stormwater servicing concept is illustrated on Figure 7: Storm Servicing.
5.4.3
Water Servicing
The closest connection to existing water lines is south of the plan area, extending into the existing Pinnacle Ridge development and connecting to a 200mm watermain. Connection to these pipes with water looping along Trestle Ridge Road will provide a water connection to the plan area. The Allin Ridge Reservoir and distribution system provides water to this source node. Fire water demands will not be met as is common in the area for other existing subdivisions and will operate under Superior Tanker Shuttle Services accreditation. The water servicing proposed for the area is illustrated in Figure 8: Water Servicing.
5.4.4
Shallow Utilities
Shallow utilities including power, gas and telecommunication services are all located within close proximity to the proposed development. Shallow utilities will be extended from Pinnacle Ridge across Trestle Creek Road to service the site.
5.5
Transportation Network
The transportation network bordering and within Pinnacle Village consists of a system of arterial, collector and local roadways and pedestrian connections to accommodate the movement of vehicles, goods, and people. The proposed transportation network is shown on Figure 5: Transportation Network. The transportation network has been designed to meet both the internal and external traffic flow requirements generated by the neighbourhood, in accordance with Sturgeon County and Alberta Transportation guidelines and standards. Trestle Ridge Road (Township Road 544A) serves to accommodate the neighbourhood's primary internal and external traffic flows. The Pinnacle Village subdivision access to Trestle Ridge Road will align with Pinnacle Way south of the subject parcel. A Transportation Impact Assessment (TIA) was prepared by Arcadis IBI Group, which demonstrates that the traffic associated with the Pinnacle Village development can be accommodated on the surrounding roadway network. Please refer to the TIA for detailed recommendations. The TIA may be updated at time of future subdivision as requested. The County is anticipating the Functional Plan for Starkey Road will be updated in 2025 / 2026 and these updates will be incorporated in the detailed design as they become available. In support of a coordinated and future-ready transportation network, the developer will continue to collaborate closely with the County to ensure alignment on the updated functional plan, including the revised roadway cross-section and alignment. Through the detailed design phase, flexibility will be maintained to accommodate refinements while ensuring that the interim and ultimate configuration and required right-of-way for Starkey Road are preserved and protected.
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5.6
Noise Impact Assessment
A Noise Impact Assessment was completed by ACI Acoustical Consultants Inc. in November 2024. The purpose of the report was to generate a computer noise model with the proposed Development, elevation contours, road alignments, and future traffics data to determine the noise levels for residential receptors most impacted by Starkey Road & Trestle Ridge Road. This was then used to determine the noise attenuation measures required to meet Sturgeon County’s criteria for Noise Attenuation policy TRA-NAT-1. The future case noise modelling concluded that based Sturgeon County’s criteria for Noise Attenuation policy noise mitigation will not be required. Although the report findings determined noise mitigation is not required the Development for Pinnacle Village will be implementing a noise attenuating fence for lots backing onto Starkey Road & Trestle Ridge Road.
6
Implementation
6.1
Zoning and Subdivision
Most of the lands in the Pinnacle Village plan area has been designated for residential uses. Pinnacle Village is located within the valley core reserve area which multi-lot residential development up to a density of 20 du/nrha. The green space and/or proposed public lands designated as Municipal Reserve and Stormwater Management Facility will be dedicated to the County at the time of subdivision. Development through this plan will implement standard zones prescribed in the Sturgeon County Land Use Bylaw.
6.2
Financial Impact Assessment
A Financial Impact Assessment (FIA) will be required to support subdivision application(s) within the Pinnacle Village Outline Plan area to describe how the proposed development will financially impact the County, including ongoing maintenance and operation costs associated with Pinnacle Ridge that the County can expect to experience.
6.3
Staging of Development
Development in Pinnacle Village represents a logical and contiguous extension of the existing residential land use pattern within the Sturgeon Valley. The proposed staging of Pinnacle Village is included on Figure 9: Staging. The development is planned to proceed as a single-phase project, with all lots included as part on one subdivision application. Municipal services and associated infrastructure will be constructed concurrently. This approach allows for comprehensive installation of deep and shallow utilities, roadworks, grading, and open-space components in a coordinated manner. Following completion of the servicing program, the rate and sequence of lot build-out will be market-driven, with individual lot construction occurring incrementally based on purchaser uptake throughout the plan area. www.arcadis.com PTP_133341_Pinnacle Village OP_2024-10-23.docx
13
Pinnacle Village Outline Plan
6.4 6.4.1
Offsite Improvements Timing
All offsites to be provided at the first stage of development. The developer is responsible for the design and construction of all improvements necessary to support the OP area
6.4.2
Mitigation
All required off site improvement because of this development will be coordinated with the contractor to limit the possibility of road closures Sanitary offset - Upgrade 200 to 250 pipe Mitigation - Coordinate with contractor to limit possible road closures Upgraded sanitary sewer does not contain any existing service connections. Measures (i.e. pumping) will be implemented to reduced impact to existing residents to the offsite construction.
www.arcadis.com PTP_133341_Pinnacle Village OP_2024-10-23.docx
14
Pinnacle Village Outline Plan
www.arcadis.com PTP_133341_Pinnacle Village OP_2024-10-23.docx
15
Pinnacle Village Outline Plan
Appendix A – Proposed Figures & Tables Figure 1 Location Plan Figure 2 Existing Conditions and Contour Plan Figure 3 Development Concept Figure 4 Open Space Network Figure 5 Transportation Network Figure 6 Sanitary Servicing Figure 7 Storm Servicing Figure 8 Water Servicing Figure 9 Staging Table 1 Pinnacle Village Outline Plan Land Use Statistics & Population
www.arcadis.com PTP_133341_Pinnacle Village OP_2026-02-24.docx
15
STARKEY ROAD
MANOR POINTE
PINNACLE VILLAGE OUTLINE PLAN 9523595;;1 NW-25-54-25-4
NE-25-54-25-4
1821685;1;1
TRESTLE RIDGE ROAD
RIVERSTONE POINTE
PINNACLE RIDGE
UPPER MANOR ESTATES
ST
RI V
UR
ER
GE O
N
VE
ER ELL
RI ED
OS
LOWER MANOR BRISTOL ESTATES OAKS
B
ALL AREAS AND DIMENSIONS HAVE BEEN ROUNDED; LOT INFORMATION IS PRELIMINARY AND SUBJECT TO CHANGE, AND SHOULD BE CONFIRMED WITH A REGISTERED PLAN.
PINNACLE VILLAGE ARCADIS PROFESSIONAL SERVICES (CANADA) INC arcadis.com
300 – 10120 103 Avenue Edmonton AB T5J 3R6 Canada tel 780 428 4000 fax 780 426 3256
OUTLINE PLAN FIGURE 1
|
LOCATION PLAN
DATE:
October 5, 2026
DESIGNED BY: GS DRAWN BY:
GS
CHECKED BY:
JH, MR
SCALE:
NTS
JOB NUMBER:
30322061
NW 25-54-25-4
Starkey Road
Tres tl
e Rid
ge R
PLAN 762-1623
Pinn
acle
oad
PLAN 132-0832
Poin
t
Pinnacle Horizon PLAN 092-1017
cle T
erra
Pinnacle Way
Pinn a
ce
PLAN 162-1924,1,73
PLAN 042-5831
PLAN 062-7053
STALBER, ,63,OT
PLAN 952-3595, ,1
PLAN 132-0834
Legend Major Drainage Route
Outline Plan Area Boundary
Direction of Drainage
Contour Lines
Abandoned Resource Well
Wetland
ALL AREAS AND DIMENSIONS HAVE BEEN ROUNDED; LOT INFORMATION IS PRELIMINARY AND SUBJECT TO CHANGE, AND SHOULD BE CONFIRMED WITH A REGISTERED PLAN.
PINNACLE VILLAGE ARCADIS PROFESSIONAL SERVICES (CANADA) INC arcadis.com
300 – 10120 103 Avenue Edmonton AB T5J 3R6 Canada tel 780 428 4000 fax 780 426 3256
OUTLINE PLAN FIGURE 2
|
EXISTING CONDITION AND CONTOUR PLAN
DATE:
October 5, 2026
DESIGNED BY: GS DRAWN BY:
GS
CHECKED BY:
JH, MR
SCALE:
NTS
JOB NUMBER:
30322061
20.00
20.00
NW 25-54-25-4
STALBER, ,63,OT
PLAN 952-3595, ,1
Starkey Road
20.00
20.00
20.0
0
PLAN 062-7053
20.00
idge
Pinn
PLAN 762-1623
28.00
tle R
acle
Poin
*
Road
PLAN 132-0832
t
Pinnacle Horizon PLAN 092-1017
cle T
erra
Pinnacle Way
Pinn a
PLAN 162-1924,1,73
ce
PLAN 042-5831
Tres
PLAN 132-0834
Legend R7 – Transition Valley Residential District Stormwater Management Facility (PU) Park & Greenway (MR)
Local Road Public Utility Lot (PU) Outline Plan Area Boundary
*
Abandoned Resource Well Location of Mailbox Pullout
PINNACLE VILLAGE ARCADIS PROFESSIONAL SERVICES (CANADA) INC arcadis.com
300 – 10120 103 Avenue Edmonton AB T5J 3R6 Canada tel 780 428 4000 fax 780 426 3256
OUTLINE PLAN FIGURE 3
|
DEVELOPMENT CONCEPT
ALL AREAS AND DIMENSIONS HAVE BEEN ROUNDED; LOT INFORMATION IS PRELIMINARY AND SUBJECT TO CHANGE, AND SHOULD BE CONFIRMED WITH A REGISTERED PLAN.
DATE:
October 5, 2026
DESIGNED BY: GS DRAWN BY:
GS
CHECKED BY:
JH, MR
SCALE:
NTS
JOB NUMBER:
30322061
NW 25-54-25-4
Starkey Road
Tres
tle R i
dge R
PLAN 762-1623
Pinn
acle
oad
PLAN 132-0832
Poin
t Pinnacle Horizon
PLAN 092-1017
Pinnacle Way
Pinn a
cle T
erra ce
PLAN 162-1924,1,73
PLAN 042-5831
PLAN 062-7053
STALBER, ,63,OT
PLAN 952-3595, ,1
PLAN 132-0834
Legend Park & Greenway (MR)
Proposed Sidewalk (Hardsurface)
Existing Trail
Stormwater Management Facility (SWMF)
Proposed Shared Use Path (Hardsurface)
Future Shared Use Path
Public Utility Lot (PU)
Proposed Crossing
ALL AREAS AND DIMENSIONS HAVE BEEN ROUNDED; LOT INFORMATION IS PRELIMINARY AND SUBJECT TO CHANGE, AND SHOULD BE CONFIRMED WITH A REGISTERED PLAN.
PINNACLE VILLAGE ARCADIS PROFESSIONAL SERVICES (CANADA) INC arcadis.com
300 – 10120 103 Avenue Edmonton AB T5J 3R6 Canada tel 780 428 4000 fax 780 426 3256
OUTLINE PLAN FIGURE 4
|
Abandoned Resource Well Outline Plan Area Boundary
OPEN SPACE NETWORK
DATE:
October 5, 2026
DESIGNED BY: GS DRAWN BY:
GS
CHECKED BY:
JH, MR
SCALE:
NTS
JOB NUMBER:
30322061
20.00
20.00
NW 25-54-25-4
STALBER, ,63,OT
PLAN 952-3595, ,1
Starkey Road
20.00
20.00
20.0
0
PLAN 062-7053
20.00
Tres
PLAN 762-1623
Pinn
acle
28.00
Road
PLAN 132-0832
Poin
t
Pinnacle Horizon PLAN 092-1017
Pinnacle Way
Pinn acle Terr ace
PLAN 162-1924,1,73
PLAN 042-5831
tle R idge
PLAN 132-0834
Legend Local Road
Bounding Rural Collector Road
Outline Plan Area Boundary
Emergency Access
Bounding Collector Road
Abandoned Resource Well ALL AREAS AND DIMENSIONS HAVE BEEN ROUNDED; LOT INFORMATION IS PRELIMINARY AND SUBJECT TO CHANGE, AND SHOULD BE CONFIRMED WITH A REGISTERED PLAN.
PINNACLE VILLAGE ARCADIS PROFESSIONAL SERVICES (CANADA) INC arcadis.com
300 – 10120 103 Avenue Edmonton AB T5J 3R6 Canada tel 780 428 4000 fax 780 426 3256
OUTLINE PLAN FIGURE 5
|
TRANSPORTATION NETWORK
DATE:
October 5, 2026
DESIGNED BY: GS DRAWN BY:
GS
CHECKED BY:
JH, MR
SCALE:
NTS
JOB NUMBER:
30322061
NW 25-54-25-4
Starkey Road
Tres
tle R
idge
PLAN 762-1623
Pinn
acle
Poin
Road
PLAN 132-0832
t
Pinnacle Horizon PLAN 092-1017
cle T
Pinnacle Way
Pinn a
erra
ce
PLAN 162-1924,1,73
PLAN 042-5831
PLAN 062-7053
STALBER, ,63,OT
PLAN 952-3595, ,1
PLAN 132-0834
Legend Future Sanitary 200 mm Pipe and Flow Direction
Public Utility Lot (PU)
Existing 200 mm Gravitymain
Abandoned Resource Well
Outline Plan Area Boundary
ALL AREAS AND DIMENSIONS HAVE BEEN ROUNDED; LOT INFORMATION IS PRELIMINARY AND SUBJECT TO CHANGE, AND SHOULD BE CONFIRMED WITH A REGISTERED PLAN.
PINNACLE VILLAGE ARCADIS PROFESSIONAL SERVICES (CANADA) INC arcadis.com
300 – 10120 103 Avenue Edmonton AB T5J 3R6 Canada tel 780 428 4000 fax 780 426 3256
OUTLINE PLAN FIGURE 6
|
SANITARY SERVICING
DATE:
October 5, 2026
DESIGNED BY: GS DRAWN BY:
GS
CHECKED BY:
JH, MR
SCALE:
NTS
JOB NUMBER:
30322061
NW 25-54-25-4
Starkey Road
Tres tl
e Rid
ge R
oad
PLAN 762-1623
Pinn acle P
PLAN 132-0832
oint
Pinnacle Horizon PLAN 092-1017
Pinnacle Way
Pinn
acle Te
rrace
PLAN 162-1924,1,73
PLAN 042-5831
PLAN 062-7053
STALBER, ,63,OT
PLAN 952-3595, ,1
PLAN 132-0834
Legend Future Storm Sewer & Flow Direction
Direction of Surface Flow
Storm Water Management Facility (SWMF)
Proposed Storm Sewer Manhole
Park (MR)
Public Utility Lot (PU)
Future Storm Connection
Outline Plan Area Boundary
Abandoned Resource ALL AREAS AND DIMENSIONS HAVE BEEN ROUNDED; Well LOT INFORMATION IS PRELIMINARY AND SUBJECT TO CHANGE, AND SHOULD BE CONFIRMED WITH A REGISTERED PLAN.
PINNACLE VILLAGE ARCADIS PROFESSIONAL SERVICES (CANADA) INC arcadis.com
300 – 10120 103 Avenue Edmonton AB T5J 3R6 Canada tel 780 428 4000 fax 780 426 3256
OUTLINE PLAN FIGURE 7
|
STORM SERVICING
DATE:
October 5, 2026
DESIGNED BY: GS DRAWN BY:
GS
CHECKED BY:
JH, MR
SCALE:
NTS
JOB NUMBER:
30322061
NW 25-54-25-4
Starkey Road
Tres tle R
PLAN 762-1623
Pinn
acle
idge
Road
PLAN 132-0832
Poin
t
Pinnacle Horizon PLAN 092-1017
acle
Pinnacle Way
Pinn
Terr
ace
PLAN 162-1924,1,73
PLAN 042-5831
PLAN 062-7053
STALBER, ,63,OT
PLAN 952-3595, ,1
PLAN 132-0834
Legend 200 mm Watermain
Public Utility Lot (PU)
Existing 200 mm Water Line Outline Plan Area Boundary
Abandoned Resource Well ALL AREAS AND DIMENSIONS HAVE BEEN ROUNDED; LOT INFORMATION IS PRELIMINARY AND SUBJECT TO CHANGE, AND SHOULD BE CONFIRMED WITH A REGISTERED PLAN.
PINNACLE VILLAGE ARCADIS PROFESSIONAL SERVICES (CANADA) INC arcadis.com
300 – 10120 103 Avenue Edmonton AB T5J 3R6 Canada tel 780 428 4000 fax 780 426 3256
OUTLINE PLAN FIGURE 8
|
WATER SERVICING
DATE:
October 5, 2026
DESIGNED BY: GS DRAWN BY:
GS
CHECKED BY:
JH, MR
SCALE:
NTS
JOB NUMBER:
30322061
NW 25-54-25-4
Starkey Road
PLAN 062-7053
STALBER, ,63,OT
PLAN 952-3595, ,1
Stage 1 92 Lots
PLAN 762-1623
Pinn
acle
idge
Road
PLAN 132-0832
Poin
t
Pinnacle Horizon PLAN 092-1017
acle
Pinnacle Way
Pinn
Terr
ace
PLAN 162-1924,1,73
PLAN 042-5831
Tres tle R
PLAN 132-0834
Legend Low Density Residential Stormwater Management Facility (SWMF) Park & Greenway (MR)
Local Road
Abandoned Resource Well
Public Utility Lot (PU)
Staging Boundary
Outline Plan Area Boundary
PINNACLE VILLAGE ARCADIS PROFESSIONAL SERVICES (CANADA) INC arcadis.com
300 – 10120 103 Avenue Edmonton AB T5J 3R6 Canada tel 780 428 4000 fax 780 426 3256
OUTLINE PLAN FIGURE 9
|
STAGING
ALL AREAS AND DIMENSIONS HAVE BEEN ROUNDED; LOT INFORMATION IS PRELIMINARY AND SUBJECT TO CHANGE, AND SHOULD BE CONFIRMED WITH A REGISTERED PLAN.
DATE:
October 5, 2026
DESIGNED BY: GS DRAWN BY:
GS
CHECKED BY:
JH, MR
SCALE:
NTS
JOB NUMBER:
30322061
Table 1: Pinnacle Outline Plan - Land Use Statistics Land Use Gross Area Gross Developable Area Parks (MR) Stormwater Management Facility Circulation Total Local Roads
Area (ha) Area (ac) % Gross Area 13.91 34.37 100% % GDA 13.91 34.37161 100% 0.33 0.82 2.4% 1.07 2.64 8% 3.06 7.56 22% 3.06
7.56
Public Utility Lot Total Non-Residential Area Net Residential Area (NRA)
0.21 4.67 9.24
0.52 11.54 22.83
34% 66%
Residential Land Use Residential Low Density
9.24
22.83
66%
* Exact area of Municipal Reserve will be determined at the subdivision stage of development in consultation with Sturgeon County Projected Units and Population Approximate number of units Persons per household Projected population at build-out Units Per Gross Residential Hectare (u/GDA) Units Per Net Residential Hectare (u/NRha) 1
Assuming a lot size of approximately 0.19 - 0.44 acres
2
Assuming 3.16 people/du per the 2019 Sturgeon County municipal census
J:\133341_Pinnacle_\7.0_Production\7.02_Conceptual_Design\17_Planning\Current\Concepts\OP\CON1_LandStats Pinnacle_2022-10-04.xlsx
92 1 3.16 2 291 6.61 9.96
Arcadis Professional Services (Canada) Inc. 10120 103 Avenue, Suite 300 Edmonton, Alberta T5J 3R6 Canada Phone: 780 428 4000 www.arcadis.com
Arcadis. Improving quality of life.