244-15 Alberta Beach Intermunicipal Development Bylaw
Alberta Beach, Alberta
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Alberta Beach Regional Intermunicipal Development Plan
Lac Ste. Anne County, Village of Alberta Beach, Summer Village of Val Quentin & Summer Village of Sunset
Point
Alberta Beach Regional Intermunicipal Development Plan
i
Table of Contents
1 Project Background ...................................................... 1
1.1
Purpose and Background ................................................. 1
1.2
Plan Area ........................................................................... 1
1.3
Legislative Requirements ................................................. 1
1.4
Scope ................................................................................. 2
2 Community Context ...................................................... 4
2.1
Local History and Culture ................................................. 4
2.2
Demographic and Land Use Trends ................................ 4
2.3
Existing Land Use .............................................................. 5
2.4
Existing Environmental Features ..................................... 6
2.5
Existing Infrastructure ....................................................... 6
2.6
Existing Development Constraints ................................... 7
3 Stakeholder Consultation ........................................... 13
3.1
Planning Process ............................................................. 13
3.2
Council Involvement ........................................................ 13
3.3
Community and Stakeholder Engagement .................... 13
4 Plan Goals and Guiding Principles ............................. 16
4.1
Goals of the IDP .............................................................. 16
4.2
Guiding Principles ........................................................... 16
5 Policy Framework........................................................ 18
5.1
Economic Development .................................................. 18
5.2
Residential Development ............................................... 18
5.3
Environmental Management ......................................... 19
5.4
Infrastructure & Support Services ................................. 19
6 Specific Land Use Policies .......................................... 21
6.1
Highway Commercial Area ............................................. 21
6.2
Village Commercial Area ................................................ 22
6.3
Industrial Area ................................................................ 22
6.4
Recreational Area ........................................................... 23
6.5
Country Residential Area ............................................... 24
6.6
Village-Style Residential Area ........................................ 24
6.7
Future Development Area .............................................. 24
6.8
Alternate Land Uses ....................................................... 25
7 General Development Policies .................................... 27
7.1
Environmental Management ......................................... 27
7.2
Parks, Trails and Open Space Network ........................ 28
7.3
Transportation ................................................................ 29
7.4
Servicing Infrastructure and Utilities ............................. 29
8 Implementation ........................................................... 35
8.1
Planning Tools ................................................................ 35
8.2
Economic Development Action Plan ............................. 37
8.3
Environmental Management ......................................... 37
8.4
Transportation and Servicing ........................................ 38
8.5
Plan Administration Mechanisms ................................. 39
8.6
Intermunicipal Dispute Resolution ................................ 42
8.7
Appeal Process ............................................................... 44
Alberta Beach Regional Intermunicipal Development Plan
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8.8
Monitoring and Review ................................................... 45
9 Definitions ................................................................... 47
10 References .................................................................. 51
Appendix A - Environmental Constraints Analysis
Appendix B - IDP Servicing Concept
Appendix C - Utility Assessment
Alberta Beach Regional Intermunicipal Development Plan
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1
Project Background
1.1
Purpose and Background
At the beginning of 2014, Lac Ste. Anne County and the
Village of Alberta Beach and the Summer Villages of Val
Quentin and Sunset Point initiated a project to develop a
new Intermunicipal Development Plan (IDP), which will
replace an earlier IDP that was approved in August, 2008.
The purpose of the IDP is to ensure that there is common
agreement and plans in place to guide the future
development and use of land within the County
immediately adjacent to Alberta Beach and the Summer
Villages of Val Quentin and Sunset Point. The IDP provides
opportunities to address community concerns, share
resources, and provides a framework for on-going
consultation and cooperation in areas of mutual concern
and interest.
The County has been experiencing continuous growth in
the past 20 years, and the participating municipalities
believe that a clear and coordinated planning framework is
necessary for the development of the areas surrounding
Alberta Beach and the Summer Villages of Val Quentin and
Sunset Point. The new IDP will serve as a vision to
facilitate new growth, while creating opportunities to attract
new families and economic development to the area in the
future.
1.2
Plan Area
The IDP area is comprised of approximately 2,244 hectares
(5,545 acres) of land north, south and east of the present
limits of Alberta Beach and the Summer Villages of Val
Quentin and Sunset Point, as shown on Map 1: IDP
Boundary attached. This IDP area does not include the
current village of Alberta Beach or the Summer Villages of
Val Quentin and Sunset Point, which have a combined
area of 354.65 hectares (876.36 acres).
Existing land use within the IDP area is predominantly
agriculture, with some other uses consisting of the Alberta
Beach Golf Course and RV Park, residential subdivisions
including the Windmill Harbour, Lakeshore Cove, Lakeview
Palace and Alberta Beach Estates, the existing Tri-Village
sewage lagoon, two abandoned landfill sites and an
existing compost site. Highway 633, a major east-west
transportation route, runs through the southern section of
the IDP area. The IDP plan area is slightly larger than the
August 2008 IDP and includes the Alberta Beach Estates
Area Structure Plan (ASP).
1.3
Legislative Requirements
The Province of Alberta adopted land use policies pursuant
to the Municipal Government Act (MGA) in 1996. These
policies encourage intermunicipal cooperation in many
aspects including land use. Specific regulations of
relevance to Intermunicipal Development Plans are
outlined in Section 631 of the MGA, which states:
"(1) - Two or more councils may, by each passing a bylaw
in accordance with the Part or in accordance with sections
12 and 692, adopt an Intermunicipal development plan to
include those areas of land lying within the boundaries of
the municipalities as they consider necessary.
(2) - An Intermunicipal development plan may provide for
i)
the future land use within the area,
Alberta Beach Regional Intermunicipal Development Plan
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ii) the manner of and the proposals for future
development in the area, and
iii) any other matter relating to the physical, social or
economic development of the area that the
councils consider necessary, and must include:
i. a procedure to be used to resolve or
attempt to resolve any conflict between
the Municipalities that have adopted the
plan,
ii. a procedure to be used, by one or more
Municipalities, to amend or repeal the
plan, and
iii. provisions relating to the administration
of the plan."
The procedure for adopting an IDP is described in Section
692 of the MGA. Policies contained in the Lac Ste. Anne
County, Village of Alberta Beach and Summer Villages of
Val Quentin and Sunset Point IDP will come into force once
the County and Village Councils have given Third Reading
to this IDP Bylaw. It is intended that policies in the IDP
Bylaw shall not be applied retroactively to subdivisions
and/or development applications already in progress.
The policy framework for the IDP is contained in Lac Ste.
Anne County's MDP 17-08, which contains policies on
intermunicipal cooperation in Section 4.1. Section 3.11 also
defines an "urban fringe" as lands within 3.2 km (2 mi) from
the corporate boundary of an urban municipality adjacent to
Lac Ste. Anne County.
1.4
Scope
The IDP defines the strategic framework for land uses,
service extensions, transportation improvements and
mutually agreed-to policy directions within the IDP area for
the next 30 years. While the IDP is intended to be a long-
range planning policy document, it should be subject to
regular monitoring, review and periodic amendments to
ensure that the IDP policies are up-to-date with evolving
trends, innovations and growth in the County and Summer
Villages and IDP area, as well as the broader County and
region.
The IDP will provide for an amendment process when it is
in the mutual interest of Lac Ste. Anne County, Village of
Alberta Beach and the Summer Villages of Val Quentin and
Sunset Point.
Alberta Beach Regional Intermunicipal Development Plan
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(Insert Map 1: showing the existing Village boundaries and
the IDP area boundary.
Alberta Beach Regional Intermunicipal Development Plan
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2
Community Context
2.1
Local History and Culture
The Village of Alberta Beach is located on the southeast
shore of Lac Ste. Anne within Lac Ste. Anne County, about
72 km northeast of Edmonton. It is the site for the Ste.
Anne Pilgrimage, which is a significant event for Cree First
Nations people of the Catholic religion.
The area began to be used as a summer resort in the
1920s, after the railroad (Canadian Northern) was built
through the area in 1912. Canadian Northern began
bringing its employees up to Alberta Beach for summer
picnics in 1920, and it then developed into a regular
summer destination for workers from Edmonton with a
dance pavilion and large boardwalk and regular weekend
train service. Gradually people began building summer
cottages in Alberta Beach, and the adjacent Summer
Villages of Val Quentin and Sunset Point. Alberta Beach
was officially changed from a summer village to an official
"village" in 1999, though it does not use the title "Village" in
its official name.
2.2
Demographic and Land Use Trends
The population of the Village of Alberta Beach, as of the
2011 Census, was 865 people living in 425 dwellings (out
of a total of 747 dwellings). As shown in the attached
Figure 1, the Village has actually experienced a slight
decline in population since 2006, when it had a population
of 884. This is also the case for the Summer Village of Val
Quentin, which had a population of 157 in 2011, down from
181 in 2006. Many of the original summer cottages have
been converted into year-round permanent residences.
Figure 1 - Historic Population Growth
However, given its prime location along Lac Ste. Anne and
its convenient accessibility from Edmonton, the County and
Villages are optimistic that they will be successful in
attracting new tourism and recreation uses, as well as
broad economic development to the area that will provide
new employment opportunities, attracting new, younger
residents and families to the area, resulting in a population
growth profile similar to that shown for the "High Growth
Scenario" in Figure 2.
0
100
200
300
400
500
600
700
800
900
1,000
1991
1996
2001
2006
2011
Historic Population Growth
1991 to 2011
Alberta Beach
Sunset Point
Val Quentin
Alberta Beach Regional Intermunicipal Development Plan
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Figure 2 - Future Growth Projections
The available developable land base within the existing
municipal boundaries of Alberta Beach and the Summer
Villages is not sufficient to accommodate the anticipated
future demand for residential expansion and supportive
uses such as schools, parks, local administrative uses for
the future assuming historical growth patterns over the next
30 years. Based on the high growth scenarios provided, it
is expected that the Tri-Village municipalities may have a
combined population of approximately 1600 by 2033.
With the planned highway commercial uses and industrial
uses designated within the IDP area, along with additional
new recreational and tourism uses, the future population
growth is expected to increase significantly from historical
rates, and more residential land outside the existing village
boundaries would be needed to accommodate this new
growth.
2.3
Existing Land Use
Map 2: Existing Land Use, identifies current land use
patterns and land use districts in the IDP area, as well as
within Alberta Beach and the Summer Villages of Val
Quentin and Sunset Point. Within the IDP area, the
predominant land use is agriculture. The IDP area also
includes the Alberta Beach Golf Course and RV Park, just
to the east of the Summer Village of Sunset Point. Just to
the north of the Golf Course is Lakeview Place, a Country
Residential subdivision of 45+ lots. Another residential
subdivision, Windmill Harbour, is being developed on the
western edge of the IDP area and will generate 120 units.
In addition, the County has recently approved the Alberta
Beach Estates subdivision situated on the southern edge of
the IDP area, which has begun construction. This
subdivision will be built in four phases and generate a total
of 269 residential units with an estimated population of 584
people.
Other land uses within the IDP area include public utility
uses such as the Tri-Village Lagoon in the northeast
section of the IDP area. There is also an operating compost
facility and abandoned landfill sites located in the
southwest corner of the area.
The Summer Village of Sunset Point is primarily residential
but also includes one large recreational area occupied by
the Sunset Point Bible Camp, a large unoccupied parcel
designated as "Urban Reserve", and a number of public
parks and recreational areas. The Summer Village of Val
Quentin is similarly predominantly residential with a number
of park and recreational spaces throughout the village.
Alberta Beach is also predominantly residential but serves
as the commercial centre for the area with the main
commercial uses concentrated in the centre of the village,
0
200
400
600
800
1000
1200
1400
1600
1800
Alberta Beach, Val Quentin and Sunset Point
Population Forecast
Base
Medium
High
Alberta Beach Regional Intermunicipal Development Plan
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along 50th Ave., 47th Ave. and 47th Street. Alberta Beach
also contains a number of institutional use areas (e.g.
schools, churches, community service buildings) as well as
numerous parks, recreational areas and a largely
undeveloped area currently designated as "Urban
Reserve". An old landfill site and adjacent properties are
designated as "Light Industry" use areas.
2.4
Existing Environmental Features
Map 3: Existing Natural Features identifies existing
environmental features within the IDP area including
watercourses, wetlands and vegetation covers. A detailed
study undertaken by Aquality Environmental identifying key
environmental constraints is attached in Appendix A.
A number of watercourses fall within the IDP boundary,
largely draining directly into Lac Ste. Anne. Many of these
include seasonally wetted channels, conveying water only
during the spring freshet or significant storms. However,
because of their connectivity to fish-bearing watercourses,
they may have the potential for significant impacts to fish
habitat, either as food sources, temperature regulation,
potential sources of excess nutrients and other aquatic
pollutants, or as seasonally-important rearing habitat or
shelter.
Wetland habitats within the IDP area were widely
distributed, and were dominated by Swamp and Marsh
wetland habitats. Swamp wetland habitats associated with
watercourses, riparian areas, and wooded vegetation were
generally undisturbed, but most of the Marsh wetland
habitats fell within agricultural areas and were disturbed.
Because wetland classification and delineation was
performed at a regional level from aerial imagery without
field verification, wetland classes and boundaries should
only be taken as preliminary and subject to update
following the collection of further information during detailed
field studies associated with any potential development
activities.
Vegetation cover types within the County include
agriculture, grassland/pasture, coniferous forest,
mixedwood forest, shrubland, and wetlands. However, for
the purposes of identifying intact blocks of vegetation, the
categorization has been restricted to forest/shrub
vegetation, and wetland/riparian corridor vegetation, as
these classes broadly align with the functions that
vegetation cover provides for wildlife.
In many cases, wildlife corridors corresponded closely with
existing watercourses, and protection of watercourses
through development setbacks and/or the taking of
Environmental Reserves may provide sufficient protection
for these wildlife corridors (especially for the narrower
corridors associated with small water courses). However,
several of the larger corridors are not directly associated
with watercourses, so other measures should be taken to
ensure that wildlife connectivity is maintained as future
development of the area proceeds. It should be
emphasized that some functions of wildlife corridors
(especially riparian-associated corridors) extend out to
widths of over 400 metres, and that any reduction in the
width of corridors below that distance may result in the
impairment of support for wildlife species.
2.5
Existing Infrastructure
Map 4: Existing Infrastructure shows the location as well
as the associated setbacks of the sewage lagoon,
abandoned landfills and a composting site. There is
Alberta Beach Regional Intermunicipal Development Plan
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currently no water distribution network within the Tri-Village
area, and all water is supplied from private sources.
Tri-Village Sewage Lagoon
The Tri-Village Sewage lagoon currently occupies portions
of the SW 25 54-3-W5M. By standard, the water well
setback for the lagoon is 100m and the development
setback is 300m. However, buffers for this site were
established around the entire parcel rather than just the
existing lagoon site, per the 2007 Regional Inter-Municipal
Development Plan's recommendation that any
development within this buffer should consider potential
impacts to consistent sewer service provision and future
expansion of the lagoon site. The lagoon was recently
expanded to provide increased capacity, so it may be
possible to reduce the development buffer to a buffer just
around the facility proper rather than around the entire
property; however, this should only be done with careful
consideration of facility capacity, current population, and
expected local and regional growth scenarios. If current
facility capacity (or upgradeable capacity within the same
facility footprint) is sufficient to meet service population
growth requirements over the expected lifespan of the
facility, a reduction in these buffers may be considered.
2.6
Existing Development Constraints
As a part of the existing conditions analysis, development
constraints such as lagoons, landfill, gas pipelines and
wells have been identified. Map 4: Existing Infrastructure
shows the location as well as the associated setbacks of
the sewage lagoon, abandoned landfills and a composting
site. Map 5: Easements and Right-of-Ways shows the
locations and alignment of existing energy pipelines and
wells within the IDP area.
Landfills and Composting Facilities
Two landfills and one composting facility exist within the
IDP area. For the landfill, the development setback is
300m and the water well setback is 100m. For the
composting facility and transfer station, both the
development setback and the water well setback is
regulated at 300m.
The now-closed Alberta Beach landfill located at SW 23-
54-2-W5M is a candidate for reclamation or variances for
future subdivision to reduce setback requirements. Since
details on the facility's operations are not known (including
duration of operations and the nature of disposed
materials), a Phase II Environmental Assessment may be
required before setbacks could be safely adjusted for this
area.
The Val Quentin landfill operation located on portions of
W1/2 16-54-3-W5M was largely disused for landfill
operations and as a result its license of operations from the
County has lapsed. Per the recommendations of the 2007
Alberta Beach Regional Inter-Municipal Development Plan,
a Phase I Environmental Assessment may suffice to
determine if setbacks can be safely adjusted upon receipt
of a subdivision application within the existing buffer area.
The Alberta Beach landfill located on portions of NE 17-54-
3-W5M and W1/2 16-54-3-W5M no longer operates as a
landfill, but portions are in use as a composting facility.
Maintaining the existing buffer to minimize future
development conflicts was expressed as a goal of the 2007
Alberta Beach Regional Inter-Municipal Development Plan,
with the recommendation that the area be utilized for
applications compatible with the existing setbacks. If
usage of properties within the development buffer zone is
Alberta Beach Regional Intermunicipal Development Plan
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proposed, an environmental assessment of the site and
surrounding lands is recommended.
Easements and Right-of-Ways (ROW)
Two operational natural gas pipelines licensed to ATCO
Pipelines intersect the central portion of the ACP area. One
of them runs north-south close to Range Road 32, and the
other one runs diagonally, intersecting the southern portion
of the IDP area.
Two operational natural gas pipelines licensed to Ste. Anne
Natural Gas Co-op Ltd. briefly intersect the eastern edge of
the IDP area. One of them runs north-south and parallel to
the eastern edge of the IDP area, and the other runs east-
west intersecting Museum Road. Two operational natural
gas wells, licensed to Ste. Anne Natural Gas Co-Op Ltd.
are located within the eastern portion of the IDP area close
to the two natural gas pipelines operated by the same
company. The proposed Fort McMurray Powerline licensed
to ATCO intersects the IDP area. The proposed route
intersects the IDP area along Range Road 31 and then
runs parallel to Highway 633. It should be noted that the
proposed route for the Fort McMurray Powerline is subject
to change.
Highways
Development along provincial highways requires approval
by Alberta Transportation within 300 metres of a provincial
highway right-of-way, or within 800 metres of the
intersection of a provincial highway with another public
road1. Due to the frequency of roadway intersections with
1 Alberta Transportation. n.d. Roadside Development Application
General Instructions. Alberta Transportation, Government of Alberta,
Edmonton, Alberta.
Highway 663 within the IDP area, a consistent 800-metre
buffer was applied as an environmental constraint.
Although not all areas along the provincial highways fall
within the 800-metre buffer requirements, this will help to
harmonize highway development policies for the region. It
will also allow any policies to be applied consistently going
forward, even in cases where new roadway and
intersection constructions would have otherwise resulted in
the expansion of the buffer zone.
Alberta Beach Regional Intermunicipal Development Plan
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INSERT MAP 2 - LAND USE
Alberta Beach Regional Intermunicipal Development Plan
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MAP 3 - EXISTING NATURAL FEATURES
Alberta Beach Regional Intermunicipal Development Plan
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MAP 4 - EXISTING INFRASTRUCTURE
Alberta Beach Regional Intermunicipal Development Plan
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MAP 5 - EASEMENTS & ROW
Alberta Beach Regional Intermunicipal Development Plan
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3
Stakeholder Consultation
3.1
Planning Process
The Lac Ste. Anne County and Alberta Beach and Summer
Villages Intermunicipal Development Plan was prepared
with input from existing property owners within the IDP
area, as well as adjacent property owners, residents, local
business people and other interested parties. The multiple
stakeholder consultation approach used is outlined below.
3.2
Council Involvement
A key part of the process was to ensure Council members
and administrative staff were informed and involved
throughout the planning process, and not just responsible
for approval of the final policies and plan. Key features
included:
IDP Steering Committee
A twelve (12) member IDP Steering Committee was
established for the project, chaired by Dennis Evans, which
provided valuable oversight and made key strategic
decisions at various milestones in the planning process.
Members of the IDP Steering Committee from the three
Villages and County included:
-
Matthew
Farris,
Director
of
Planning
&
Development, Lac Ste. Anne County
-
Wayne Borle, Councillor, Lac Ste. Anne County
-
Robert Kohn, Councillor, Lac Ste. Anne County
-
Diane Burtnick, Development Officer, Lac Ste. Anne
County
-
Lori Mosher, Secretary - ADO, Lac Ste. Anne
County
-
Jim Benedict, Mayor, Village of Alberta Beach
-
Angela Duncan, Councillor, Village of Alberta Beach
-
Tony Sonnleitner, Development Officer, Village of
Alberta Beach
-
Bob Lehman, Mayor, Summer Village of Val
Quentine
-
Marlene Walsh, Deputy Mayor, Summer Village of
Val Quentine
-
Roger Montpellier, Councillor, Summer Village of
Val Quentine
-
Ann Morrison, Mayor, Summer Village of Sunset
Point
-
Betty Forfylow, Deputy Mayor, Summer Village of
Sunset Point
-
Paul Hanlan, CAO, Summer Village of Sunset Point
3.3
Community and Stakeholder
Engagement
In accordance with Section 692 of the Municipal
Government Act, prior to adopting the IDP, Lac Ste. Anne
County, the Village of Alberta Beach and the Summer
Villages of Val Quentin and Sunset Point, all undertook a
variety of engagement activities to ensure meaningful
involvement of landowners, stakeholders, and the general
public in the development and review of the IDP proposals
and plans. The public information and community and
stakeholder consultation program used in the preparation
of the IDP included the following key events and methods.
Alberta Beach Regional Intermunicipal Development Plan
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Public Information Program
At the start of the project in April 2014, a Media Release
was submitted to the local newspapers explaining why an
IDP was being prepared, the planning process being used,
how the public could get involved, and the project
schedule. Relevant information on IDP activities was also
periodically posted on the websites of the municipalities. A
basic information package outlining the purpose and
objectives of the project was also made available to the
public at the initial Public Open House session at the
beginning of May 2014. Advertisements were placed in the
local newspapers for two consecutive weeks prior to each
open house and the public hearing, providing basic
information on the purpose, timing and location of the
public event.
Stakeholder Questionnaires
Separate survey questionnaires were prepared for four
main stakeholder groups: i) Community Citizens /
Residents; ii) Civic Managers / Council Members; iii) Civil
Society (e.g. service agencies, providers and non-profit
organizations); and iv) Civic Developers (e.g. local
business and development industry members).
Questionnaires were sent to selected members of each
group, as well as being available on the municipal web-
sites and distributed at the Public Open House events.
Feedback from the questionnaires were summarized and
presented at the Multi-Stakeholder Workshops and Open
Houses. Key issues and suggestions that emerged from
the stakeholder feedback include:
-
We are a tourism-based community, let's embrace
it and plan better for it.
-
Need to attract more people, especially young
families to live in the area.
-
Need more commercial rental space at reasonable
rents.
-
Need to encourage new businesses that will
provide employment and economic development.
-
Revenue and cost sharing needs to be addressed
in upgrading and expanding infrastructure services.
-
Infrastructure is in need of repair and upgrading,
especially the provision of additional water supply
and sewage collection capacity for new
developments, and local road improvements.
Multi- Stakeholder Workshops
One Multi-Stakeholder Workshop was organized. Five to
eight members from each of the four main stakeholder
groups were invited to the session, which resulted in an
attendance of approximately 20-25 people at the workshop.
The workshop was held on May 5, 2014, following the initial
meeting of the Steering Committee. The meeting focused
on explaining the purpose of the IDP process and
summarized the planning input data gathered to date
involving the identification of existing land uses, key
environmental features and constraints in the area and the
condition of key existing infrastructure items and service
components. The main part of the meeting involved the
participants in identifying current planning issues and
having them create alternative future development plans for
the IDP area, which were subsequently used to prepare the
initial IDP Growth Scenarios.
Alberta Beach Regional Intermunicipal Development Plan
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Multi- Stakeholder Meeting
On February 26, 2015 the IDP planning team met with
representatives from the Tri-Village Regional Sewage
Services Commission, West Inter-Lake District (WILD)
Regional Water Services Commission, and Alberta
Transportation. All three agencies provided feedback and
direction on future water and sanitary servicing, future
regional water lines, and funding opportunities for
upgrading existing water and sewer services. The summary
of the meeting can be found in Appendix C.
Public Open House
Two Public Open House events were held. The first one
was held on May 5, 2014 following the Multi-Stakeholder
Workshop. The second Public Open House was held on
July 11, 2015 to present the details of the draft IDP.
Public Hearing
A joint Public Hearing before the County and Village
Councils was held on September 12th, 2015.
Alberta Beach Regional Intermunicipal Development Plan
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4
Plan Goals and Guiding Principles
4.1
Goals of the IDP
Overall goals for the Lac Ste. Anne County and Village of
Alberta Beach and Summer Villages of Val Quentin and
Sunset Point Intermunicipal Development Plan include:
1. Land Use - establish a mutually agreeable vision
for land use in the IDP area that is consistent with
the County's and the Village's long-term growth
strategies, and respects existing surrounding land
uses.
2. Joint Initiatives - define mutually beneficial
strategies with regards to land development,
infrastructure, public facilities and economic
development.
3. Environment - retain, protect and manage
environmentally sensitive areas such as lake and
lakefront, rivers, wetlands and forested areas as
key quality components of the area.
4. Development Control - establish clear, consistent
development standards and requirements for the
area with uniform enforcement procedures.
5. Recreation and Tourism - ensure that existing
tourism and recreational facilities are identified and
improved to provide amenities and facilities that will
enhance the tourism and recreational opportunities
for both local residents and visitors. Provide new
tourist recreational facilities such as a
comprehensive, multi-use trail system to expand
the recreational opportunities in the area.
6. Servicing, Infrastructure and Utilities - assess
the current distribution and capacity of existing
infrastructure and utilities and recommend areas
for improvement relative to proposed growth plans.
Review regional servicing plans, specifically
regional potable water supply plans and the
possible extension of sanitary piped services
connected to the Tri-Village lagoon into adjacent
County areas.
7. Urban Growth Scenarios - outline conceptual
plans for the future timing, staging and location of
growth in the area. Outline any infrastructure and
land use policies that would be mutually beneficial
to the County and villages relative to the future
growth plans, and examine possible cost / revenue
sharing mechanisms for these infrastructure
improvements.
4.2
Guiding Principles
When discussing the Terms of Reference for the IDP for
Lac Ste. Anne County, Village of Alberta Beach and the
Summer Villages of Val Quentin and Sunset Point, the
following issues and objectives were identified as guiding
principles for the planning process:
a) Provide for continued open, fair and honest
communication between the four participating
municipalities and affected stakeholders.
b) Ensure a jointly agreed approach for the
preparation and implementation of the IDP, which
all parties support. All parties need to work
together to identify the best use and most efficient
management of their lands.
Alberta Beach Regional Intermunicipal Development Plan
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c) Pursue mutually beneficial economic development
initiatives cooperatively that will attract investment
and create new employment opportunities.
d) Provide and explore creative methods for
intermunicipal cooperation to facilitate needed
development within the IDP area.
e) Regulate compatible and complementary land uses
with the IDP Area, and the village fringe areas.
f)
Consult with Alberta Transportation to plan and
develop needed revisions or improvements to Hwy.
633 with regards to development along the
highway and improvements to access roads to the
IDP area from the highway.
g) Preserve and protect natural areas such as water
bodies, shorelines, wetlands, and treed areas.
Incorporate them as a part of future development
plans as reserves or greenways that can be used
for recreation purposes, wildlife corridors, and
stormwater management.
h) Review and assess the potential environmental
impacts of future development within the Plan area
and provide recommendations on how such
impacts can be best managed and mitigated.
i)
Encourage development of a balanced range of
housing opportunities that are compatible with
market preferences, household needs, and existing
and proposed adjacent land uses.
j)
Build potential strategies and standards for the
orderly, efficient and economical extension of
waste water collection, water supply, and water
distribution systems within the IDP Area.
k) Promote well planned non-residential use
development that will encourage the growth of a
robust diversified economy increasing availability of
employment by expanding the range of
recreational tourist activities in the area and
introducing other employment-oriented uses that
will allow for a more balanced economic base.
l)
Form strategies and standards for stormwater
management that reflect the best management
practices to control the peak flow rates and water
quality into Lac Ste. Anne and its tributaries.
m) Confirm that any cost or revenue sharing
undertaken between Lac Ste. Anne County and the
Villages is fair and beneficial to all parties.
n) Create a conflict resolution process to allow for a
timely resolution of difference of opinion in a
manner respectful of each parties interest.
o) Provide an effective set of criteria to monitor
whether associated policies/tools are being
implemented and will measure the success or
failure of those policies/tools. These tools could
include, but not be limited to: a joint municipal
planning commission, a joint subdivision and
development appeal board, referrals of
development, referrals of subdivision, redistricting
applications, and amendments to statutory plans
and dispute resolution systems.
Alberta Beach Regional Intermunicipal Development Plan
18
5
Policy Framework
The following four main categories comprise the policy
framework within which Specific Land Use Policy Areas
and General Development Policies have been developed
for the IDP area.
-
Economic Development
-
Residential Development
-
Environmental Management
-
Infrastructure & Support Services
5.1
Economic Development
Economic development is one of the prime areas of interest
for this IDP, as all four participating parties recognize the
mutual benefits of diversifying the economy, attracting new
development and creating new local employment
opportunities. Currently, lake-oriented tourism is the
primary economic activity in the area, and the
municipalities are looking to build on that base for new
economic development. More broadly based recreational
uses and related services are seen as the prime target for
new economic development in the IDP area. The
municipalities are also looking to take advantage of the
IDP's prime location along the Hwy. 633 corridor to attract
highway commercial ventures and industrial uses to the
area.
The key is to have all four municipalities work together with
private landowners and other levels of government to
accelerate the development of an adequate supply of well-
located and well-serviced recreational tourist, commercial
and industrial use areas.
Recreation and tourism activities are currently primarily
concentrated within Alberta Beach and the Summer
Villages of Val Quentin and Sunset Point. The Alberta
Beach Golf Course and RV Park, located adjacent to the
north boundary of Alberta Beach and the eastern boundary
of Sunset Point, is the main recreation and tourism use
area within the IDP's County lands. It is a sector that all
four municipalities believe has potential for further
development, and should focus on improvements to
existing facilities and the addition of more diverse new
recreational activities and systems within the IDP area. The
Village of Alberta Beach has been experiencing demand for
light industrial development but it lacks suitably zoned and
serviced areas for such uses.
Specific land use areas related to economic development
to be included in the IDP are:
-
Highway Commercial Use
-
Industrial Use
-
Tourist Recreational Use
-
Village Commercial Use
Policies related to each of these land uses are captured
under Section 6: Specific Land Use Policies.
5.2
Residential Development
New residential development will be needed to
accommodate the normal population growth in the
community as well as the new population attracted to the
area as a result of the planned new economic development
and the attractive small town community environment.
In the immediate future, new residential growth should be
directed to existing vacant or under-developed lands within
Alberta Beach Regional Intermunicipal Development Plan
19
the Village of Alberta Beach and Summer Villages, as well
as to areas immediately adjacent to the Village and
Summer Villages to promote contiguous growth. In the
longer term, expansion beyond the boundaries of the
Village and Summer Villages will be required to
accommodate future residential growth. These new "village
style" residential development areas should be planned as
direct extensions of the existing villages and will employ
similar "village style" residential policies in terms of density,
building form and lot layout. New country residential areas
are proposed beyond the new "village style" residential
areas, and would serve as a buffer for the village areas
from the Village Commercial and Highway Commercial use
areas to the south and east, along Hwy. 633 and Range
Rd. 32.
Specific residential use policy areas included in the IDP
area are:
-
"Village Style" Residential Use
-
Country Residential Use
Policies related to each of these land uses are captured
under Section 6: Specific Land Use Policies.
5.3
Environmental Management
As described in Section 2.5, the IDP area consists of
various existing environmental features such as
watercourses, associated wetlands and riparian corridors
as well as large intact blocks of forest and shrub
vegetation. Many of these corridors take the form of linear
systems that correspond with foraging or wildlife
movement. In addition, there are large intact blocks of
vegetation that provide additional connectivity and grounds
for wildlife movement. During the future development of
these corridor areas, consideration should be given to
preserving remaining blocks of intact natural vegetation, as
well as strategically locating new parks and open spaces
adjacent to existing natural areas to ensure that wildlife
connectivity is maintained along these routes.
Certain components of the natural heritage system also
provide relief to stormwater management. For example,
wetlands provide storage of surface runoff during the spring
thaw and during heavy precipitation events, potentially
reducing the magnitude of flooding events and sustaining
both surface flows and groundwater recharge during times
of reduced precipitation. The maintenance (or possible
expansion) of any such wetlands on the landscape within
major drainage courses will facilitate the landscape-level
management of surface water runoff without the
requirement for constructing costly stormwater
management facilities.
To ensure that the integrity of the overall natural heritage
system and wildlife connectivity is protected from future
development, the environmental policies will take the form
of general management policies that will apply across all
land use areas. The environmental management policies
are discussed as a part of Section 7: General
Development Policies.
5.4
Infrastructure & Support Services
Infrastructure services such as water and sanitary services
and transportation are critical to the development of the
IDP area. There is currently no water distribution network in
the existing Village and Summer Villages. However, the
West Inter-Lake District (WILD) water line will be bringing
treated water from Edmonton to this community in the near
future. It is anticipated that a truck-fill station will be built
Alberta Beach Regional Intermunicipal Development Plan
20
near Alberta Beach to provide potable water to the Tri-
Village area. In terms of sanitary services, there are
currently capacity and operational deficiency issues related
to the Tri-Village Sewage Lagoon. Until the issues with the
existing system have been addressed, future development
in the IDP area has to depend on on-site systems. Section
7: General Development Policies contains infrastructure-
related policies that are applicable to all land uses to
ensure that appropriate services are in place both in the
interim and in the long-term.
.
Alberta Beach Regional Intermunicipal Development Plan
21
6
Specific Land Use Policies
Map 6: Land Use Concept provides a high level vision for
future development within the IDP area. The Land Use
Concept Plan is meant to be conceptual with the intent that
more detailed land uses and supporting infrastructure
requirements will be determined through more detailed
Area Structure Plans, where appropriate.
The specific Land Use Areas indicated in Map 6 are
described below beginning with the four economic
development related land use areas, followed by the two
residential land use areas. Each area description begins
with a discussion of overall objectives followed by specific
policies applicable to that land use area.
6.1
Highway Commercial Area
Map 6 identifies a large area of land for Highway
Commercial use along both sides of Hwy. 633 beginning on
the east side at Range Rd. 31 and extending westward to a
mid-point between Range Road 34 and 33. Hwy. 633 is a
well-used east-west transportation route for the region, and
is seen as an attractive location for regionally oriented
highway commercial development that would serve local
needs and the larger regional area.
Policies
6.1.1
Large Scale Commercial Development
The Highway Commercial Area is intended for larger scale
commercial development that is dependent on the highway
exposure.
Typical businesses may include agricultural services and
sales, motels and hotels, automotive rental and repair,
automotive sales, strip commercial, offices, service stations
and similar auto-oriented use that may not compete with
existing commercial uses within the Village and Summer
Villages.
Smaller scale retail will be discouraged here and directed
to locate within the Village Commercial area along Range
Road 32, or within the commercial core of Alberta Beach.
6.1.2
Working with Alberta Transportation
The County, the Village and Summer Villages shall work
with Alberta Transportation to determine land requirements
for any highway widening, realignment, access restrictions
and any future interchanges that may impact the Highway
Commercial Area. The transportation network shall be
upgraded where necessary to accommodate the additional
traffic generated by new commercial activities. It is
expected that the Alberta Transportation requirements will
prevent, or severely restrict, direct access to individual
properties from Highway 633.
6.1.3
Site Access via Service Road
As direct access to the Highway Commercial lands from
Hwy. 633 will not be permitted or severely limited, access
to individual properties within this area will be primarily by
means of service roads paralleling the Hwy. that are
accessed from Range Road 32 and 33.
6.1.4
High Design Standard
Developments within the Highway Commercial Area shall
follow a high standard of design and appearance in terms
of site landscaping, building orientation, location and
screening of loading areas and service/storage yards, and
building appearance.
Alberta Beach Regional Intermunicipal Development Plan
22
6.1.5
Buffer
Highway Commercial development adjacent to residential
land use areas should provide appropriate buffer or
transitional measures to reduce potential land use conflicts
between the two land uses.
6.2
Village Commercial Area
The Village Commercial Area is intended to complement
the existing commercial areas in the Village and Summer
Villages, and would be geared to commercial uses that are
smaller in scale and more locally-oriented. As a natural
continuation of existing commercial areas, the Village
Commercial Areas are centrally located along Range Road
32 to serve mainly the existing local population and future
residents of the IDP area.
Policies
6.2.1
Smaller Scale Commercial Development
The Village Commercial Area is intended for smaller scale
commercial developments that are not dependent on
highway exposure. Smaller scale retail, involving a number
of smaller spaces for rent, within one overall development,
will be encouraged here.
Typically businesses may include but are not limited to
convenience stores, gas bar, restaurants, tourism-related
retail and services, grocery stores and other small-scale
commercial uses that would maintain the village feel of the
existing neighbourhoods.
6.2.2
High Design Standard
Commercial developments within this area should achieve
a high-quality built form that enhance and reinforce the
scale and character of the existing commercial core of the
Village of Alberta Beach. Minimum setbacks from the street
will be encouraged to create a compact and pedestrian-
oriented environment. The character of the open space and
building design in this area will help create an attractive
and inviting gateway into the Village and Summer Villages.
6.3
Industrial Area
The purpose of the Industrial Area is to provide a suitable
and attractive area for new industrial uses that will form
part of the IDP's economic diversification strategy. The
Industrial Area is located on the east side of the Village
Commercial area along Range Road 32, away from
existing and planned residential areas and within proximity
to Highway 633 and other major roadways. Properly
planned industrial land will include direct access to major
transportation routes, adequate services and relevant land
use requirements.
Polices
6.3.1
Municipal Jurisdiction
Industrial development within the designated Industrial
Area should be co-developed by Lac Ste. Anne County and
the villages through joint development application review
and approval and a cost and revenue sharing agreement
for required new infrastructure and services.
6.3.2
Area Structure Plans
Lac Ste. Anne County and the villages should work with
private land owners within the Industrial Area to prepare an
Area Structure Plan. Development of this Policy Area may
be phased. The ASPs should provide for an adequate
supply of different types and sizes of industrial land.
Alberta Beach Regional Intermunicipal Development Plan
23
6.3.3
Proposed Uses
Industrial uses that are appropriate for this IDP area are
light industrial uses that require minimal municipal servicing
or fire protection. Example of typical uses include but are
not limited to outdoor yards, rural industries, storage yards,
RV storage, warehousing and similar industrial uses.
6.3.4
Consideration for Adjacent Land Uses
Detailed ASPs for individual areas shall include appropriate
planning considerations in terms of setbacks, buffer areas
and location of access roads and specific industrial
activities to minimize and mitigate conflicts with adjoining
non-industrial uses. The municipalities, at their discretion,
may require additional studies and/or protective measures
as deemed necessary.
6.4
Recreational Area
The Village of Alberta Beach and the Summer Villages of
Val Quentin and Sunset Point initially developed as
seasonal recreational and tourism centres, and this sector
remains the focus for the areas' development. During the
IDP process, one of the agreed objectives was the need to
improve existing recreation and tourism facilities and to
develop other, more diverse forms of recreation and
tourism activities.
Map 6 shows lands designated as Recreational Area. One
is situated just east of the Summer Village of Sunset Point
and surrounding the Tri-Village Lagoon and the other
adjacent to Highway 633 surrounding the existing recycling
facility. Map 7 differentiates these areas into two types:
Tourism Recreational Area and Active Recreational Area.
Map 7 also shows existing recreational areas within the
Village of Alberta Beach and Summer Villages.
The objective of the Recreational Areas is to maximize the
presence of large clustering of natural areas, and explore
the potential of using these areas for local and regional
tourism and recreational purposes.
Policies
6.4.1
Existing Parks and Recreational Facilities
Ensure that existing parks and recreational facilities are
identified and formalized as recreational use areas, and
where appropriate, improved to encourage more active use
by locals and visitors.
6.4.2
Tourism Recreational Area
The purpose of the Tourism Recreational Area is to support
a range of passive outdoor activities in a natural or
modified setting. Natural areas within the Tourism
Recreational Area shall be preserved where possible while
providing opportunities for low-impact recreation such as
small-scale camp sites, picnic areas, trails, passive outdoor
recreational activities and related support facilities.
6.4.3
Active Recreational Area
The purpose of the Active Recreational Area is to support a
range of indoor and outdoor recreational activities. Natural
areas within the Active Recreational Area should be
preserved where possible and opportunities for both
passive and active recreational activities should be
explored. Active recreational uses such as soccer fields,
baseball diamonds, or swimming pools are permitted.
6.4.4
Parks and Open Spaces
As a part of future ASPs for new developments within the
IDP area, ensure that municipal reserves such as parks
and open spaces are adequately provided and centrally
located to serve the existing and future residents of the IDP
Alberta Beach Regional Intermunicipal Development Plan
24
area and surrounding neighbourhoods. Where appropriate,
incorporate the parks and open space with existing natural
areas and identify how the parks and open spaces connect
with the larger system through existing and/or new trails.
6.5
Country Residential Area
The intent of the Country Residential Area is to provide for
potential future country residential development within the
IDP area such that it will not inhibit future expansion of the
Village and Summer Villages' existing residential areas and
will serve as a transition from the village residential to the
new village commercial and highway commercial areas to
the south and east. Areas suitable for country residential
development are shown conceptually in Map 6: Land Use
Concept Plan.
Policies
6.5.1
Country Residential Standards
Country Residential subdivisions are envisioned as multi-lot
developments that maintain rural characteristics. Specific
policies shall be consistent with the County's Country
Residential policies established in the Municipal
Development Plan and Land Use Bylaw.
6.5.2
Special Requirements
All future Country Residential developments, at the
discretion of the Municipalities, shall require the provision
of appropriate development setback(s) and may require
additional studies and/or protective measures as required.
6.6
Village-Style Residential Area
The purpose of the Village-Style Residential Area is to
provide for the logical extension of residential uses at
densities consistent with the range of housing densities and
lot patterns currently existing in the Villages. Its aim is to
provide opportunities for future residential growth in an
efficient manner. The Village-Style Residential Area will
ensure that newly created residential lots conform to the
approved Area Structure Plans and are similar in
configuration and size to existing residential areas and are
contiguously developed. New residential development shall
be serviced to a comparable existing village standard.
Policies
6.6.1
Predominate Land Use
Lac Ste. Anne County and the Villages agree to maintain
and develop lands in the Village-Style Residential Area for
a range of residential uses at densities that are similar to
existing residential development within the Village of
Alberta Beach and Summer Villages of Val Quentin and
Sunset Point.
6.6.2
Subdivision in the Village-Style Residential Area
Country residential multi-lot subdivisions in the Village-
Style Residential Area should be discouraged.
6.6.3
Need for Area Structure Plan/ Outline Plan
No new multi-lot subdivisions will be allowed in the Village-
Style Residential Area without an adopted Area Structure
Plan (10 or more parcels) or Outline Plan (5 to 10 parcels).
6.7
Future Development Area
A portion of land located adjacent to the western, eastern
and southern edge of the IDP boundary is designated as
Future Development Area, which provides flexibility in the
appropriate planning of this area to meet future market
demand.
Alberta Beach Regional Intermunicipal Development Plan
25
6.7.1
Future Land Uses
Lands identified as Future Development Area in Map 6:
Future Land Use Concept may be developed as Village
Residential, Country Residential, Industrial or Recreational
subject to market demand and in accordance with the
approved Area Structure Plan.
Prior to development of this area for non-agricultural uses,
an Area Structure Plan or Area Concept Plan shall be
prepared to establish the land use and infrastructure vision
for this area.
6.8
Alternate Land Uses
6.8.1
Variation to Land Use Concept
Variations to the proposed land uses within each policy
area may be considered subject to provision of appropriate
planning rationale, market demand analysis and
preparation of an Area Structure Plan or an Outline Plan.
Alberta Beach Regional Intermunicipal Development Plan
26
(Insert Map 6: Future Land Use Concept Plan )
Alberta Beach Regional Intermunicipal Development Plan
27
7
General Development Policies
Map 6: Future Land Use Concept Plan describes the
desired land use patterns within the IDP area to
accommodate future growth, taking into account existing
transportation and servicing systems, manmade and
natural constraints, and the desire to retain prime
agricultural land uses. Certain components are common to
all, or many of the specific land use areas, such as
watercourses and road systems. Policies relevant to these
common components are described in this section.
7.1
Environmental Management
As shown on Map 3: Existing Natural Features, the IDP
area includes multiple tributaries, associated wetland
and/or riparian corridors, and forest and/or shrub
vegetation blocks. Effective environmental management
and protection of these natural features is a priority for all
four municipalities. The primary objective of this IDP is to
preserve areas of environmental significance, and to
identify areas that are subject to environmental constraints
such as flooding, erosion or subsiding. The policies in this
section correspond with Map 7: Environmental
Management Policy Areas. It should be noted that the
exact boundaries of the environmentally significant areas
are preliminary in nature and should be further studied and
refined at the subdivision stage.
Policies
7.1.1
Environmental Reserve, Environmental Reserve Easements,
Conservation Easements and Development Setbacks
The Environmental Reserve, Environmental Reserve
Easement or Conservation Easement shall be established
in accordance with Section 664 of the MGA at the Area
Concept Plan or Area Structure Plan stage.
a) Areas identified as Priority Vegetation
Conservation Areas or Priority Wetland
Conservation Areas in Map 7 shall be dedicated as
Environmental Reserve or Environmental Reserve
Easement or Conservation Easement.
b) Areas adjacent to permanent water bodies such as
key tributaries/creeks shall provide a development
setback in accordance with the Lac Ste. Anne
County Riparian Setback Matrix Model (RSMM) as
identified in Map 7:
i)
New buildings in existing subdivisions will
be required to provide the setback
established by RSMM (from high water
mark to the new building).
ii) New subdivisions will be required to
dedicate the setback established by
RSMM (from high water mark to the
property line) as Environmental Reserve.
7.1.2
Area Structure Plans
Environmentally significant areas and features shall be
inventoried and identified for preservation, where
warranted, through the Area Structure Plan process. In
addition, an Environmental Impact Assessment must be
submitted as part of the Area Structure Plan process for
Alberta Beach Regional Intermunicipal Development Plan
28
developments adjacent to environmentally significant
areas.
7.2
Parks, Trails and Open Space Network
All the parties to this IDP process expressed an interest in
providing improved recreation opportunities for local
residents and visitors. Map 8: Open Space Network
shows the locations of existing parks and recreational
areas and proposed recreational areas. During the course
of the planning process, a non-motorized, multi-use trail
system was proposed for the Village and Summer Villages
and IDP area. Initially this trail system would begin by
linking existing natural areas and parks within the Villages.
In the future, the trail system would be expanded into the
remainder of the IDP area with the co-operation of existing
private land owners and as a part of natural areas and park
systems to be included in new developments.
One of the key objectives of the IDP process was to
establish a comprehensive, multi-use trail network within
the County, Village and Summer Villages that would link
existing parks, open spaces and natural areas to each
other. All municipalities agreed that an interconnected trail
system should be developed to promote all-season
recreational activities. More specifically, winter recreational
opportunities have been identified during the IDP process
as a key component of the Open Space Network.
Policies
7.2.1
Recreational Areas
As shown on Map 8 there are two types of recreational
uses within the IDP area: Tourism Recreational Area and
Active Recreational Area. Policy 6.4.2 and 6.4.3 under
Section 6: Specific Land Use Policy have differentiated
the two types of uses based on the intensity and type of
recreational activity. All four municipalities and other local
agencies should work collaboratively to provide and
promote a wide range of recreational activities that are
appropriate for these designated recreational areas.
7.2.2
Intermunicipal Parks and Trail Development
All municipalities should work cooperatively with private
developers and non-profit groups to implement a system of
non-motorized trails, parks and open spaces.
7.2.3
Municipal Reserve Dedication
The Subdivision Approving Authority of Lac Ste. Anne
County shall take up to 10% of the required Municipal
Reserve dedication allowed under the MGA to provide for
well-located additional parks space that will serve the
recreation needs of all residents and, where possible,
contribute to the extension of the comprehensive trail
system.
7.2.4
Formalized Trail System
The County and Villages should collaborate to create a
special program to develop and promote a comprehensive
trail system throughout the IDP area and the existing
villages as a major recreational and tourist facility. A
comprehensive trail network should be identified and a
phased program of development prepared, that would
begin with improving existing portions of the trail system
that relate to key sites or major tourist attractions. New
portions would be added to the trail systems as new areas
within the IDP are developed. Existing Village Commercial
areas could be integrated into the system to offer additional
tourist related amenities and services to the route (e.g. food
and beverages, gift and craft shops, bike rentals, etc.).
Alberta Beach Regional Intermunicipal Development Plan
29
7.3
Transportation
Map 9: Future Transportation Network shows the
existing road hierarchy within the IDP area and conceptual
transportation connections that are logical to the future
development of the IDP area. These connections are
conceptual and preliminary in nature and the exact
alignment of new roads should be determined at an Area
Concept Plan or Area Structure Plan level.
Major components of the existing transportation network
include:
-
Highway 633
-
Ste. Anne Trail / Sunset Dr. / 50th Ave.
-
Rail Grade Rd. / Twp. Rd. 542a / 46s Ave. / 47th St.
/ Museum Rd. / Twp. Rd. 543a / Rabbit Trail
-
Range Road 33
-
Range Road 32
-
Range Road 31
-
Township Road 544
-
CN Rail Line
The IDP provides the opportunity to better coordinate
improvements to the existing transportation network
between Lac Ste. Anne County and the Village and
Summer Villages, as well as facilitating joint discussions
with Alberta Transportation with regards to new
development plans within the IDP area. These coordinated
efforts will be especially critical to the efficient development
of the highway commercial lands, and should lead to
overall improvement of the transportation system in the
area.
Policies
7.3.1
Working with Alberta Transportation
The municipalities will work together with Alberta
Transportation to prepare highway vicinity management
agreements and access management plans for specific
areas within the IDP, especially those highway commercial
use areas along Hwy. 633.
7.3.2
Proposed Transportation Networks
Map 9: shows the existing and proposed future roadways
within the Villages and the IDP area. Specific alignment of
proposed roadways should be determined at the Area
Structure Plan or development application stage, and
should be coordinated between the municipalities and
Alberta Transportation where necessary. The municipalities
should also work together to develop a longer term strategy
for improvements to existing roads in the area.
7.3.3
Access Management Guidelines
Development proposed along Highway 633 shall utilize
existing and proposed access points as illustrated
on Map 9. Any new access points to existing roadways will
require coordination with the Lac Ste. Anne County, the
Villages and Alberta Transportation. A Traffic Impact
Assessment (TIA) may be required as a part of any Area
Structure Plan, Plan of Subdivision, or Development
Application to coordinate appropriate access locations and
safety measures.
7.4
Servicing Infrastructure and Utilities
Appendix B: IDP Servicing Concept provides a detailed
overview of the existing servicing conditions and a high-
level future servicing concept for water, sanitary and
stormwater services in the IDP area.
Alberta Beach Regional Intermunicipal Development Plan
30
Given the lack of municipal services currently available to
the IDP area, the appropriate phasing and development
control is crucial to the long-term sustainability of the IDP
area. One of the objectives of this IDP is to provide
opportunities for better coordination between the County,
the Village and Summer Villages and the servicing
commissions to plan and implement long-term regional
servicing solutions. In addition, interim servicing solutions
are provided to ensure that the IDP area can be developed
in a timely manner.
Policies
7.4.1
Extension of the Regional Water Line
The County, Village and Summer Villages shall work with
the West Inter-Lake District (WILD) Regional Water
Services Commission throughout the process of extending
the regional water line into the IDP area and surrounding
communities.
7.4.2
Interim Water Services
At the discretion of the County a developer may be
required to construct communal water systems for any
development with an area greater than or equal to 32 ha. If
the proposed development has an area less than 32 ha,
the developer may be required to build a segment of the
communal system and pay a calculated assessment fee for
the construction of a future communal system for the
subject site. Individual water wells should be discouraged
within the IDP area.
7.4.3
Long-Term Sanitary Services
The County, Village and Summer Villages shall work with
the Tri-Village Regional Sewage Services Commission on
exploring the options for long-term sanitary servicing
solutions such as the potential future expansion of the
existing lagoon.
The developers may connect to municipal services by
undertaking necessary upgrades to the lagoon and the
existing sanitary network at their own expense.
7.4.4
Interim Sanitary Services
Developers should provide on-site communal sewer
service collection systems as part of development
proposals through servicing agreements. The sanitary
collection system shall be built by the developer at a
standard acceptable to the County.
7.4.5
Future Utility Right-of-Ways
On and off-site right of ways for future expansion of
municipal and shallow utilities should be determined at the
Outline Plan and Area Structure Plan stage.
-
Future Right of ways should generally follow public
road right of ways; and
-
Where possible multiple utilities should be
consolidated together in a single right of way.
7.4.6
Stormwater Management
Where multi-lot residential, highway commercial, village
commercial or industrial uses are proposed, provisions
should be made to control stormwater runoff to
predevelopment rates though the use of on-site storage
and stormwater management facilities. The use of low-
impact stormwater management facilities to control water
quantity and quality should be pursued and best
management practices should be utilized as measures to
control stormwater quality.
Alberta Beach Regional Intermunicipal Development Plan
31
7.4.7
Development Servicing Agreements
Developers are required to enter into an agreement to
ensure any communal water and/or sanitary systems will
be tied into a regional water and/or sanitary collection
system when they become available.
7.4.8
Cost of Servicing Provisions
All costs for internal and external infrastructure needed to
service the development, including contributions towards
upgrades of major facilities such as water reservoirs and
sewage lift stations, shall be borne by the developer.
7.4.9
Franchise Utilities
Allow private companies to provide franchise utilities (gas,
power, fiber-optic, telephone, cable) within the IDP area.
Service providers should be notified of long-term planning
to ensure continuity of service provision and development.
7.4.10
Utilities and Pipeline Corridors
When considering ASPs, plans of subdivision and
development permits, Alberta Energy Regulator (AER) will
be consulted regarding setbacks. To avoid fragmentation of
land, and to protect public health, energy and utility
companies should be encouraged to combine utilities into
single corridors.
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INSERT MAP 7
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INSERT MAP 8
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8
Implementation
Successful implementation of this Intermunicipal
Development Plan will require a series of joint initiatives
and partnerships between all municipalities and the
development industry. Updates to the existing zoning
framework and enforcement mechanisms utilized by all
municipalities will be required to further strengthen the
policy framework. In addition, the success of ongoing
actions will need to be monitored on an ongoing basis. The
proposed implementation plan is described under the
following themes:
-
Planning Tools
-
Economic Development Action Plan
-
Residential Development Action Plan
-
Environmental Management Action Plan
-
Transportation and Infrastructure Action Plan
-
Plan Administrative Mechanisms
-
Monitoring and Review
8.1
Planning Tools
The IDP is intended as a broad policy framework regarding
land use, transportation, municipal services, environmental
management, recreation, parks and open space. More
detailed plans such as Area Concept Plans (ACPs) and
Area Structure Plans (ASPs) and Outline Plans will need to
be prepared for specific areas within the IDP that are
expected to be developed in the near future. The ACPs and
ASPs must be prepared in accordance with the provisions
of the Municipal Government Act.
Policies
8.1.1
Annexation
Any potential annexation shall be in accordance with the
policies outlined in the Municipal Government Act.
8.1.2
Area Structure Plan Requirements
a) The Area Structure Plans should typically be
initiated by individual developers or land owners
and should be in general compliance with the
overarching ACP prepared by the Municipality, if
applicable.
b) The Municipality shall require that an Area
Structure Plan or Outline Plan be prepared and
approved by Council prior to, or in conjunction with,
any application for subdivision or development
approval of any new development that due to the
scale, scope, or circumstances warrants the
preparation of such a plan. The preparation of an
Area Structure Plan will be required for any
proposed new development involving:
i.
More than 10 parcels intended for
residential use; and
ii.
More than 10 parcels intended for
industrial, commercial or institutional use.
c) In addition to the requirements of the Municipal
Government Act, an Area Structure Plan will
include but not be limited to the following:
i.
Conformity with the policies and objectives
of the IDP and the municipalities' MDPs;
Alberta Beach Regional Intermunicipal Development Plan
36
ii.
Detailed layout of future land uses
proposed for the area and impacts on
adjacent land uses;
iii.
Detailed layout of internal roadways based
on the County's municipal standards;
iv.
Detailed provisions for stormwater
management;
v.
Detailed provisions for potable water and
where appropriate a site water distribution
concept;
vi.
Detailed methods of sanitary disposal and
where appropriate a site sanitary sewage
collection concept;
vii.
Detailed location of public utility lots and
corridors wherever possible to the
satisfaction of the County and utility
provider;
viii.
Detailed provisions for municipal and
environmental reserves including the
protection and integration of natural areas,
where applicable;
ix.
Proposed phasing of development; and
x.
Any other information that all Councils
deem necessary.
8.1.3
Outline Plan Requirements
a) An Outline Plan should typically be initiated by
individual developers or land owners and should be
in general compliance with the overarching ACP
prepared by the Municipality, if applicable.
b) The Municipality shall require that an Outline Plan
approved by Council by resolution prior to, or in
conjunction with, any application for subdivision or
development approval of any new development
that due to the scale, scope, or circumstances
warrants the preparation of such a plan. The
preparation of an Outline Plan will be required for
any proposed new development involving:
i.
5 to 10 parcels intended for residential use;
and
ii.
5 to 10 parcels intended for industrial,
commercial or institutional use.
iii.
Subdivision of land involving a maximum if
4 parcels per quarter section should be in
accordance with Lac Ste. Anne County
MDP and LUB policies. No Outline Plan
shall be required for a subdivision involving
4 or less parcels per quarter section.
c) In addition to the requirements of the Municipal
Government Act, an Area Structure Plan will
include but not be limited to the following:
i.
Conformity with the policies and objectives
of the IDP and the municipalities' MDPs;
ii.
Conceptual layout of future land uses
proposed for the area and impacts on
adjacent land uses;
iii.
Conceptual layout of internal roadways
based on the County's municipal
standards;
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iv.
Conceptual provisions for stormwater
management;
v.
Conceptual provisions for potable water
and where appropriate a site water
distribution concept;
vi.
Conceptual methods of sanitary disposal
and where appropriate a site sanitary
sewage collection concept;
vii.
Conceptual location of public utility lots and
corridors wherever possible to the
satisfaction of the County and utility
provider;
viii.
Detailed provisions for municipal and
environmental reserves including the
protection and integration of natural areas,
where applicable;
ix.
Proposed phasing of development; and
x.
Any other information that all Councils
deem necessary.
8.2
Economic Development Action Plan
8.2.1
Joint Economic Development Strategies
The municipalities shall work together to prepare an
economic development strategy for the IDP area that would
specifically address:
a) Highway Commercial Use Development;
b) Industrial Use Development; and
c) Tourism and Recreation Use Development.
Strategies could include: advertising and promotion
campaign; financial incentives in the form of assistance
with land acquisition or tax reductions; and, identification of
available provincial or federal grants or funding assistance
programs.
8.2.2
WILD Alberta Initiative
Lac Ste. Anne County, the Village of Alberta Beach and
Summer Villages of Val Quentin and Sunset Point will work
together and with other municipalities that are members of
WILD Alberta and promote the IDP area for tourism related
activities.
8.2.3
Marketing and Business Attraction
All municipalities will work together in proactively marketing
the area as a preferred destination of choice for tourism
and related businesses and pursue them to locate within
the IDP area.
8.3
Environmental Management
8.3.1
Comprehensive Trail System for Recreation and Tourism
The proposed Comprehensive Trail System is envisaged
as a major recreational asset for local residents as well as
an important tourist attraction. As such, it is assumed that
both the public and private sector will participate in the
development and promotion of the Comprehensive Trail
System (beginning with the selection of a locally relevant,
appealing name for the Trail System). New additions to the
Trail System would be provided as a part of the physical
plans for new development areas. As the Trail System is
seen as a major tourism attraction for the area, local
businesses should become involved in helping to promote
and develop this aspect of the trail system.
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8.3.2
Intermunicipal Recreational and Cultural Facilities and
Events
All municipalities shall cooperate in the planning and
provision of recreational and cultural facilities and events
within the IDP area. In addition, joint use agreements can
be explored between all municipalities to fund and operate
recreational facilities that can be used by all residents.
8.3.3
Conservation Easements, Land Trust Sales and Long-Term
Land Use Agreements
The County shall inform the Village of Alberta Beach and
the Summer Villages of Val Quentin and Sunset Point
regarding any environmental conservation easements, land
trust sales or long term land use agreements that may be
planned by a private landowner within the IDP area,
immediately after it becomes aware of such developments.
8.4
Transportation and Servicing
8.4.1
Working with Alberta Transportation
Municipalities shall work with Alberta Transportation to
determine land requirements for any highway widening,
realignment, access restrictions and the future interchange
as it impacts the Highway Commercial Area. The
transportation network shall be upgraded where necessary
to accommodate the additional traffic generated by the
commercial activities. It is expected that the Alberta
Transportation requirements will prevent direct access from
individual properties to Highway 633.
8.4.2
Cost Effective Servicing Standards
Cost effective engineering standards for roadways and
water and sewer services should be developed and
implemented to govern servicing requirements within the
Industrial Area, Highway Commercial Area, Country
Residential Area and Village-Style Residential Area.
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8.4.3
Cost and Revenue Sharing Agreements
All municipalities may enter into a Memorandum of
Agreement which stipulates cost and revenue sharing for
future development of the IDP area typically executed at
the Area Concept Plan or Area Structure Plan stage.
8.4.4
Transportation Levies
a) All municipalities shall work together to establish a
roadmap for priority transportation infrastructure
improvements (in a phased manner) necessary to
attract future industrial and commercial
developments to the IDP area and establish
transportation levies by bylaw to fund this
infrastructure. The key transportation
improvements may be jointly funded by all
municipalities with anticipation that the costs may
be recovered through transportation levies
imposed on individual developers and recovered
back as the development proceeds.
b) Transportation infrastructure improvements
necessary to develop residential areas should be
funded entirely by the development industry.
8.4.5
Development Levies
All municipalities shall cooperate to determine off-site
development levies to recover off-site costs for the
extension of municipal services within the IDP area.
8.4.6
Phasing
The Area Concept Plan should include a tentative Phasing
Plan for future developments.
8.5
Plan Administration Mechanisms
The Municipal Government Act requires an IDP to have
"provisions relating to the administration of the plan" and a
"procedure to be used by one or more municipalities to
amend or repeal the plan." These procedures are explained
below.
8.5.1
Adoption of the IDP
This Plan shall be adopted via Bylaw by the Councils of
Lac Ste. Anne County, the Village of Alberta Beach and
Summer Villages of Val Quentin and Sunset Point.
8.5.2
Establishment of the Joint IDP Steering Committee
Lac Ste. Anne County, the Village of Alberta Beach and the
Summer Villages of Val Quentin and Sunset Point will
administer provisions of the IDP for lands within each
respective jurisdiction and act as the Approving Authority
and will determine what authority should be delegated to
the Joint IDP Steering Committee.
8.5.3
Composition of the Joint IDP Steering Committee
The Joint IDP Steering Committee is a committee
comprised of two (2) elected officials from each
municipality, one of which will be the chief elected official.
The CAOs or their designate(s) will provide support to the
Committee. Only the elected officials will have voting rights.
8.5.4
Responsibilities of the Joint IDP Steering Committee
The mandate of the Joint IDP Steering Committee is to
facilitate on-going sharing of information between elected
officials and staff and provide a forum for review and
comment on a range of topics identified within the IDP.
Responsibilities of the Joint IDP Steering Committee may
include, but not necessarily be limited to, the following:
Alberta Beach Regional Intermunicipal Development Plan
40
a) To make recommendations on intermunicipal
matters to their respective Councils;
b) To monitor the progress of the IDP including
overseeing that implementation actions identified in
the IDP Implementation Plan are acted upon;
c) To review any proposed applications for
annexation and make recommendations to their
respective Councils;
d) To review any proposed amendments to the IDP
and make recommendations to their respective
Councils;
e) To act as an informal review body for any
amendment, proposed Area Concept Plans, Area
Structure Plans or significant development and
subdivision applications that may have a significant
impact upon the IDP area;
f)
In the event that a subdivision or development
application results in an appeal, the Joint IDP
Steering Committee may provide written comments
to the appropriate appeal body; and
g) To provide a forum to develop and recommend for
approval to their respective Councils, economic
development initiatives within the IDP area.
8.5.5
Administrative Procedures for the Joint IDP Committee
The administration of the Joint IDP Steering Committee will
alternate between all the Municipalities on an annual basis.
Administrative procedures include:
a) The establishment of dates and locations for
meetings, production of agendas and other matters
as deemed necessary;
b) Keeping of minutes of the Joint IDP Steering
Committee meetings;
c) Making a decision to meet once every six months
and/or at the request of each municipality;
d) The chairmanship of the Joint IDP Steering
Committee will alternate between the
representatives from Lac Ste. Anne County, the
Village of Alberta Beach, Val Quentin and Sunset
Point Summer Villages;
e) Committee meetings on particular applications will
convene after comments have been received as a
result of an Intermunicipal referral.
8.5.6
Review and Referral Process for Development Applications
and Plans
Each municipality shall refer to the other any matter that
affects land within the IDP area. The referral of planning
applications, statutory plans, amendments, studies and
documents is essential to maintaining effective
communication and resolving intermunicipal issues on an
on-going basis.
8.5.7
Specific Development Plans
The municipalities shall circulate and refer to one another
all matters related to planning and land use that pertain to
IDP lands, including:
a) Statutory plans and amendments;
b) Land uses that are not addressed by, or are
inconsistent with this Plan or Area Concept Plans /
Area Structure Plans in effect;
c) Land uses that are not permitted uses under
existing land use districts; and
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41
d) Proposed large scale industrial, commercial and
institutional uses.
8.5.8
General Development Plans
In addition to specific development plans identified for
referral, a municipality should also refer any matter which
may be of interest, or may be relevant to this Plan and the
land within the IDP area, and may include:
a) Municipal Development Plan approval or
amendments;
b) Transportation, water, waste water or stormwater
management plans;
c) Recreation and/or parks plans; and
d) Tourism development.
8.5.9
Development Permit and Subdivision Applications
Development permit applications for all uses except heavy
industrial uses, highway commercial developments,
intensive livestock operations and Aggregate Extraction
and Processing shall be exempt from intermunicipal referral
requirement and be processed by respective municipalities
in accordance with their respective Land Use Bylaws.
Subdivisions applications within the IDP area involving
creation of maximum 4 parcels within a quarter section
shall be exempt from any intermunicipal referral
requirement and be processed by Lac Ste. Anne County
Development Authority.
The municipalities shall also circulate and refer to one
another the specific subdivision and development permit
applications described below:
a) Subdivisions that do not comply with subdivision
criteria and density target as described in this IDP.
b) Development Permit application for heavy
industrial and highway commercial developments
within 1.6km boundary of either municipality. Small
scale commercial developments within Village of
Alberta Beach and Summer Villages of Val Quentin
and Sunset Point shall be exempt from the
circulation requirement.
c) Development permit application for Intensive
Livestock Operations (controlled as via Lac Ste.
Anne County MDP Jurisdiction) located within
1.6km boundary of the Village of Alberta Beach
and Summer Villages of Val Quentin and Sunset
Point.
8.5.10
Response to Submissions
The municipality to which a referral is made shall provide a
response to the others on the matter referred describing
the details of their position on the matter, or indicating that
they have no response or position on the subject.
Responses shall be provided on a timely basis recognizing,
where applicable, the statutory or regulatory time frames
that apply for processing and making decisions on
submissions.
8.5.11
Notice to Impacted Parties
The municipalities shall notify any affected individuals,
organized groups within and surrounding, the Plan Area,
regarding any development proposals which may have
adverse impacts on these parties, including development or
activity that may generate smoke, smell, noise, aesthetics,
traffic, storm runoff, or land use conflicts.
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8.5.12
Intermunicipal Circulation and Referrals
All municipalities will implement a reciprocal referral of
planning and land use proposals consistent to the minimum
requirements shown in the following table.
Table 8.5.1: Intermunicipal Planning Referrals and
Notifications
Type of Referral
Scope
Response Time
(Consecutive Days)
Statutory Plans
and Amendments
Within the IDP
Area
21 except for MDP
or amendments to
the MDP which are
28 days
Areas not
covered under
Area Concept
Plan or Area
Structure Plan
Within IDP
Area
21
Any Heavy
Industrial
development
permits
Areas within
1.6 km
boundary of
either
municipality
21
Any highway
commercial
development
permits
Areas within
1.6 km
boundary of
either
municipality
21
Aggregate
Resource
Extraction and
Processing
Areas within
1.6 km
boundary of
either
municipality
21
Recreational
Area within
1.6 km
21
Type of Referral
Scope
Response Time
(Consecutive Days)
Development
boundary or
either
municipality
Intensive
Livestock
Operations
Areas within
1.6 km
boundary of
either
municipality
21
8.5.13
Circulation Time Periods
All municipalities may submit a time extension request to
the maximum response time period established in Table
8.5.1. In the event that either Municipality does not reply
within, or request an extension to, the maximum response
time specified on Table 8.5.1 - Intermunicipal Planning
Referrals and Notifications, it is assumed that the
responding municipality has no comment or objection to the
referred planning document.
8.6
Intermunicipal Dispute Resolution
The implementation of an intermunicipal dispute resolution
mechanism is a requirement of all IDPs pursuant to the
Municipal Government Act. In order to satisfy this
requirement and to ensure that the principles of fairness
and due process are respected, a dispute resolution
process consisting of the following five stages has been
established:
Stage I
Administrative Review
Stage II
Joint IDP Steering Committee Review
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Stage III
Municipal Councils
Stage IV
Appropriate Dispute Resolution
Stage V
Appeal
The process is designed to maximize opportunities for
discussion and review with the goal of resolving any
disagreements early in the approval process, thereby
minimizing delays. It is important to note that this process
only applies to those areas where the Municipal
Government Board has jurisdiction. For the purposes of
this Plan "Initiating Municipality" means the municipality in
which the land that is the subject of a proposal is located.
"Proposal" means a land use redesignation, Area Concept
Plan or Area Concept Plan amendment, an Area Structure
Plan or Area Structure Plan amendment, or an IDP
amendment. "Responding Municipality" means the other
Municipality. Section 8.5 of this Plan outlines the circulation
and referral process that would apply for such proposals.
8.6.1
Stage I: Administrative Review
The Initiating Municipality will ensure that complete
information addressing the relevant criteria as outlined in
the IDP is provided in support of all site-specific
applications or that all statutory plan processes are
sufficiently documented.
Upon circulation of a proposal, the administration of the
Responding Municipality will undertake a technical
evaluation of the proposal and will provide any necessary
comments to the Initiating Municipality.
All Municipalities will determine whether a proposal can be
processed without being referred to the Joint IDP Steering
Committee.
In the event that a proposal cannot be processed at the
administrative level, either Municipality may refer that
proposal to the Joint IDP Steering Committee for review.
Note: Each Municipality will be responsible for determining
the degree of discretion to be delegated to each respective
administration in the review of proposals.
8.6.2
Stage II: Joint IDP Steering Committee Review
In the event that a proposal is referred to the Joint IDP
Steering Committee, a Committee meeting will be
scheduled and the administrations of all municipalities will
present their positions on the proposal to the Joint IDP
Steering Committee.
After consideration of a proposal the Joint IDP Steering
Committee may:
a) Provide recommendations back to the
administrations with respect to revisions to the
proposal that should be considered to make it more
acceptable to all municipalities;
b) If possible, agree on a consensus position of the
Committee in support of or in opposition to the
proposal, to be presented to all Councils; or
c) Conclude that no initial agreement can be reached
and that a consensus position of the Committee
will not be presented to all Councils.
If agreed to by all municipalities, a facilitator may be
employed to help the Joint IDP Steering Committee work
toward a consensus position.
If a proposal cannot be satisfactorily processed following a
Joint IDP Steering Committee review, then that proposal
will be referred to all Councils for such proposals.
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8.6.3
Stage III: Municipal Councils
After receiving the recommendations of the Joint IDP
Steering Committee with respect to a particular proposal,
each Council will establish a position on the proposal.
If the Municipal Councils support a proposal, then the
approval and IDP amendment processes can be
completed. If neither Council supports the proposal, then
no further return will be required.
If all the Councils cannot agree on a proposal, then the
matter may be referred to a mediation process.
In the event that the two Municipalities resort to mediation
the Initiating Municipality will not give approval in the form
of second and third readings to appropriate bylaws until
mediation has been pursued.
8.6.4
Stage IV: Alternative Dispute Resolution
The following will be required before a mediation process
can proceed:
a) Agreement by all Councils that mediation is
necessary;
b) Appointment by all Councils of an equal number of
elected officials to participate in a mediation
process;
c) Engagement, at equal cost to all municipalities, of
an impartial and independent mediator agreed to
by all municipalities; and
d) Approval by all Municipalities of a mediation
schedule, including the time and location of
meetings and a deadline for the completion of the
mediation process.
If agreed to by all municipalities, any members of the Joint
IDP Steering Committee or administrative staff from either
Municipality who are not participating directly in the
mediation process may act as information resources either
inside or outside the mediation room.
All participants in the mediation process will be required to
keep details of the mediation confidential until the
conclusion of the mediation.
At the conclusion of the mediation, the mediator will submit
a mediator's report to all Councils.
If a mediated agreement is reached, then that agreement
will be referred to all Councils for action. All Councils will
also consider the mediator's report and the respective
positions of the Municipal administrations with respect to
the mediated agreement. Any mediated agreement will not
be binding on either Municipality and will be subject to the
formal approval of all Councils.
If no mediated agreement can be reached or if all Councils
do not approve a mediated agreement, then the appeal
process may be initiated.
8.7
Appeal Process
In the event that the mediation process fails, the Initiating
Municipality may pass a bylaw to implement the proposal
(e.g. a bylaw amending an Area Concept plan or Area
Structure Plan) or issue a development permit or approve a
subdivision application.
If the Initiating Municipality passes a bylaw to implement
the proposal, then the Responding Municipality may appeal
that action to the Municipal Government Board under the
provisions of Section 690 of the Municipal Government Act.
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45
The Responding Municipality must file a notice of appeal
with the Municipal Government Board and give a copy of
the notice of appeal to the Initiating Municipality within thirty
(30) days of the passage of the disputed bylaw.
Any appeals related to subdivision and development permit
applications shall be referred to the Subdivision and
Development Appeal Board (SDAB) of Lac Ste. Anne
County.
8.8
Monitoring and Review
8.8.1
IDP Review and Amendment
The municipalities shall undertake a minor review of the
IDP periodically with a major review after five years from
the date of adoption of the IDP by means of Municipal
Bylaws.
The IDP may need to be amended subject to the review
and agreements of all Councils. An amendment to the IDP
may be initiated by:
a) Recommendations from the Council of the
municipalities.
b) Property owners or members of the public through
the municipality in which they reside.
Amendments to the Plan must be adopted by all
municipalities via Bylaw, in accordance with the MGA.
Amendments could include changes to policy (textual
amendments), boundaries, and other matters as may be
determined.
8.8.2
Repeal of the Intermunicipal Development Plan
If one municipality deems the IDP no longer workable, the
bylaws adopting the IDP will need to be repealed by all
Municipalities in accordance with the Municipal
Government Act. In addition, the following procedures
should be followed prior to the final actions of repealing the
bylaws:
a) One municipality will give the other municipalities
notice in writing of the intention to repeal its bylaw
adopting the IDP;
b) Within 90 days of the date of the notice in writing to
the other municipality, a Joint IDP Steering
Committee meeting shall be held;
c) Following the Joint IDP Steering Committee
meeting, the municipality filing the notice of repeal
may either withdraw its notice by providing a letter
to the other municipality or proceed to give a bylaw
to repeal the IDP First Reading;
d) A Bylaw to repeal will require a Public Hearing and
three (3) readings in order to be fully adopted; and
e) Once an IDP is repealed, each municipality must
amend its own Municipal Development Plan to
meet the requirements of the Municipal
Government Act.
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INSERT MAP 10
Alberta Beach Regional Intermunicipal Development Plan
47
9
Definitions
All the terms and meanings in this IDP shall carry their
normal definitions unless otherwise defined herein.
Act means the Municipal Government Act R.S.A. 2000 and
Amendments thereto, and the Regulations passed
pursuant thereto.
Adjacent means contiguous or would be contiguous if not
for a river, stream, railway, road or utility right of way or
reserve land; and any other land identified in this Bylaw as
adjacent land for the purpose of notifications.
Albert Energy Regulator (AER) means the independent
agency regulating the safety and development of Alberta's
energy resources: oil, natural gas, oil sands, coal, and
pipelines.
Area Structure Plan (ASP) means a current plan adopted
by Council as an area structure plan pursuant to the Act.
Buffer means an open green-space or undisturbed natural
area; row of trees, shrubs, earth berm, or fencing to provide
visual or physical separation and/or noise attenuation
between lots or a public roadway.
Building includes anything constructed or placed on, in,
over or under land but does not include a highway or public
roadway or a bridge forming part of a highway or public
roadway.
Commercial Use means the use of land or building for the
operation of a business, either wholesale or retail. Does not
include home-based businesses, industrial operations, or
other commercial land uses that are defined separately
within this Bylaw.
Confined feeding operation means an activity on land
that is fenced or enclosed or within buildings where
livestock are confined for the purpose of growing,
sustaining, finishing or breeding by means other than
grazing, but does not include seasonal feeding and
bedding sites; {Agricultural Operation Practices Act,
Chapter A-7, Revised Statutes of Alberta, 2000}.
Conservation: Refers to the activity of protecting from
degradation the essential biological, physical and chemical
characteristics of the natural environment.
Cost Sharing means that costs for an agreed upon
mutually beneficial project or development would be funded
by all municipalities based upon some mutually agreed-to
basis.
Country Residential refers to a non-farm rural residence,
normally on a site 30.0 hectares (74.13 acres) or less in
size.
County Council means the Council of Lac Ste. Anne
County.
Development means:
a. an excavation or stockpile and the creation of
either of them,
b. a building or an addition to or a replacement or
repair of a building and the construction of placing
in, on, over or under land,
c. a change of the use of land or a building or an act
done in relation to land or a building that results in
or is likely to result in a change in the use of land or
building, or d) a change in the intensity of use of
land or a building or any act done in relation to land
Alberta Beach Regional Intermunicipal Development Plan
48
or a building that results in or is likely to result in a
change in the intensity of use of the land or
building.
Development Agreement means a legal agreement
between a developer and Lac Ste. Anne County that
specifies the financial obligations and the terms and
conditions for the construction/warranty of municipal
improvements necessary to service lands approved for
development as defined under the Municipal Government
Act.
Development Permit means a document issued by the
Development Authority or by Council in the case of a
decision under a Direct Control District; authorizing a
development issued pursuant to this bylaw.
Discretionary Use means the use of land or a building that
may or may not be allowed by a Development Authority,
with or without conditions, based upon the merits of the
development permit application.
Dispute Resolution means interest-based dispute
resolution processes outside of formal appeal or court
settings.
Environmental Reserve means land dedicated (given) to
a municipality during the subdivision process because it is
considered undevelopable for environmental reasons in
accordance with Section 664 of the Municipal Government
Act. This may include, but not be limited to, areas such as
wetlands, ravines, drainage courses, and steep slopes.
Environmentally Significant Area (ESA) is a natural site
that has the potential to remain sustainable within an urban
environment and is significant from an environmental
perspective to the community because of its size or
features on the site. An ESA will usually contain a diverse
blend of common species or habitat and function as a
linkage between other significant natural areas or
environmentally sensitive areas. An ESA can withstand
various degrees of human use.
Extensive Agriculture means the use of land or buildings
for the raising or production of crops, livestock, or poultry;
but not restricting the generality of the foregoing, does not
include feedlots, intensive hog operations, beekeeping,
intensive poultry or fowl operations, sod farm, plant
nurseries, livestock yards, or residences.
Highway or Road means:
a. land used or surveyed for use as a public highway or
road, and,
b. includes a bridge forming part of a public highway or
any structure incidental to the public highway, road or
bridge.
Industrial Use means to provide for agricultural, forestry
and rural-related services, storage, repair, processing and
minor manufacturing uses on isolated sites, requiring
minimal servicing, to serve primarily rural residents.
Land Use Bylaw (LUB) means the Lac Ste. Anne County
Land Use Bylaw 16-08 adopted by Council in accordance
with the Act.
Municipal Development Plan (Lac Ste. Anne County)
means the Lac Ste. Anne County Municipal Development
Plan Bylaw 17-2008 adopted by Council in accordance with
the Act.
Owner means a person entitled to any freehold or other
estate or interest in land, at law or in equity, in possession,
Alberta Beach Regional Intermunicipal Development Plan
49
in futurity or expectancy. The owner of a parcel or lot within
the County or Villages shall be the person(s) identified on
the assessment roll.
Parcel means the aggregate of the one or more areas of
land described in a certificate of title or described in a
certificate of title by reference to a plan filed or registered in
a Land Titles Office.
Recreation Use Refers to development including natural
open space, improved parkland and active and passive
recreational areas, and any facilities or buildings
associated with recreation, serving the needs of a
municipality, area or region.
Recreational Facility means any building, structure or
equipment, the intended use of which is for either active or
passive recreation, excluding washroom and changing
facilities.
Revenue Sharing means that "net" municipal tax
generated within a designated geographic area would be
shared between municipalities upon some mutually agreed-
to basis.
Riparian Setback Matrix Model (RSMM) means the
model developed by Aquality Environmental Consulting
Ltd. as a scientifically and legally defensible method for
establishing Environmental Reserves and development
setbacks. Rather than using a prescribed setback distance
across an entire jurisdiction, the model takes into account
variations in conditions between and within sites. The
RSMM seeks to balance the protection of the natural
environment and the needs of developers, taking only the
minimum setback or Environmental Reserve required
protecting the aquatic environment from pollution.
Stormwater Management Facility (SMF) means a public
utility lot designed and constructed to control and store
surface water runoff up to high water level.
Subdivision and Development Regulation means the
Province of Alberta's Act that established the baseline
process, legislation and regulation regarding subdivision
and development within Alberta.
Subdivision means the division of a parcel of land by an
instrument and "subdivide" has a corresponding meaning.
Subdivision Authority means a subdivision authority
established under Division 3 of the MGA.
Subdivision and Development Appeal Board means a
subdivision and development appeal board established
under Division 3 of the MGA.
Subdivision and Development Regulations means
regulations made by the Lieutenant Governor in Council
under section 694(1).
Transportation Network means the system of
transportation uses (i.e. public transit, rail, air, pedestrian,
etc.) that are interconnected.
Tributary means a stream which flows into another water
body or water course.
Urban Residential Expansion Zone means an area
identified primarily for continued expansion of low density
residential land uses within the IDP.
Village Council means the Council of the village of Alberta
Beach or the Summer Villages of Val Quentin and Sunset
Point.
Alberta Beach Regional Intermunicipal Development Plan
50
Waterbody means any location where water flows are
present, whether or not the flow or presence of water is
continuous, intermittent or occurs only during a flood, and
includes but is not limited to wetlands and aquifers.
Water Act means Province of Alberta legislation for
managing and protecting water resources.
Alberta Beach Regional Intermunicipal Development Plan
51
10
References
Alberta Beach, Lac Ste. Anne County, Summer Village
of Sunset Point, and Summer Village of Val Quentin:
Alberta Beach Regional Inter-Municipal Development Plan,
2008
Lac Ste. Anne County: General Municipal Servicing
Standards, 2008
Lac Ste. Anne County: Integrated Community Sustainability
Plan 2008-2017, 2008
Lac Ste. Anne County: Land Use Bylaw No. 16-08, 2008
Lac Ste. Anne County: Matchayaw Lake Plan Policy
Proposals, 2007
Lac Ste. Anne County: Multi-Use Trail Plan, 2010
Lac Ste. Anne County: Municipal Development Plan Bylaw
No. 17-08, 2008
Province of Alberta, Water Act Revised Statutes of Alberta,
2002. Chapter W-3 Office Consolidation March 15, 2012
APPENDIX A
Environmental Constraints
Analysis
APPENDIX B
IDP Servicing Concept
1500 Baker Centre, 10025-106 Street
Edmonton, AB T5J 1G3
Phone: (780) 482-2557
Fax: (780) 482-2538
[email protected]
www.sameng.com
Our File: 1201
MEMORANDUM
To:
Dnyanesh Deshpande
Planning Alliance
From: Nathan Forsyth
Sameng Inc.
Date: May 27, 2015
Re:
Alberta Beach - :Lac Ste. Anne IDP Servicing Concept
Alberta Beach - Lac Ste. Anne IDP Servicing Concept.
Page 2 of 5
Sameng Inc.
Introduction
The Alberta Beach - Lac Ste. Anne Intermunicipal Development Plan (IDP) includes an assessment of joint-servicing alternatives.
Municipal Services include infrastructure for water distribution, sanitary sewer collection and treatment, and stormwater drainage.
The servicing requirements have been outlined in the documents prepared by planningAlliance. This memo is to present high-level
concept and costs for servicing in this area.
Cost Sources & Assumptions
x
Cost estimates are based on cost estimates for servicing concepts within similar communities within Parkland County and
Sturgeon County.
x
Level of service provided is based on standards provided by communities transitioning to urban developments from rural.
x
Cost estimates do not include the cost of acquiring lands for easement or right-of-way.
x
Contingency and Engineering costs are included in these estimates, and are estimated to account for about 35% of the total
cost.
High-Level Concept
Water Servicing
In the near future, the West Inter-Lake District (WILD) water line will be bringing treated water from Edmonton to this community. It is
anticipated that a small reservoir and truck-fill station will be built near Alberta Beach to provide potable water to the Tri-village area.
There is currently no water distribution network within the tri-village area, and all water is supplied from private sources. There is
limited demand for community-wide water servicing in this area, so it is not considered feasible to create water servicing
infrastructure for that purpose.
There is, however, potential for eventual water servicing, and it would be in the interests of the County to require developers to build
local water servicing systems for each development tying into a single load point that could eventually be connected to a regional
system.
Communal water systems should be built to service a development area of no smaller than 32 hectares, and should be built
according to a fixed standard. Communal systems are frequently used in country-residential areas where individual wells cannot be
used. They are also used in industrial parks for interim servicing.
Alberta Beach - Lac Ste. Anne IDP Servicing Concept.
Page 3 of 5
Sameng Inc.
Individual water wells should not be allowed, and developments smaller than 32 hectares may be allowed to pay an assessment fee
for future construction of a communal system as part of the development proposal. Either the county, or a private company (such as
Epcor) could serve as utility providers for operation and maintenance of these systems on a case-by-case basis.
If demand for water servicing emerges, an initial reservoir and pump station could be built in partnership with developers. Such a
system becomes practical for service areas greater than 300 hectares.
Sanitary Servicing
The tri-village wastewater commission provides sanitary sewer collection to the existing communities, and operates a sewage lagoon
east of the IDP area. A lift-station east of Alberta Beach connects to a low-pressure forcemain leading to the lagoon. New areas
cannot be serviced by the existing lagoon, and will need a new collection system. Additional lift stations may also be required,
depending on the location of new developments and/or a new lagoon site. Modifications to the existing system and lagoon may be
possible to accommodate the new sewer lines, otherwise a new lagoon/treatment system will need to be built.
Until sanitary servicing issues are resolved, developers should be required to construct sanitary sewer collection systems with a
single termination point that could eventually be connected to a regional connection system. In the interim, the collection systems
would be emptied by truck according to servicing agreements established as part of the development proposals. Either the County
or the Tri-village commission could serve as utility providers for maintenance of the local collection systems.
Storm Servicing
The storm servicing cost estimates include conveyance of controlled runoff only. It assumes that developers will be required to
restrict discharge to pre-development release rates through the use of on-site storage, and Stormwater management facilities. This
typically translates to dedicating approximately 6% of gross development areas to stormwater retention.
The conveyance system may consist of a combination of ditches, culverts, and storm pipes, and the cost estimates include the cost
of potential outfall structures to Lac Ste. Anne. These cost estimates are given on a per-area basin, with the assumption that the land
generally slopes towards the Lake in all places, and that a positive grade may be established without significant challenges. The
bulk of capital costs are expected to be borne by developers, or absorbed into transportation projects.
Alberta Beach - Lac Ste. Anne IDP Servicing Concept.
Page 4 of 5
Sameng Inc.
Cost Estimates
Water Servicing
Once the WILD water supply line is in place, it would be possible to create a regional distribution system. A minimum initial cost of
about $4.5 million would be required to begin such a system. This cost would cover the construction of a small reservoir and
pumpstation, infrastructure to connect to the WILD line, and one primary distribution junction. This minimum initial stage would be
sufficient to support a serviced population of 400-800, depending on the actual usage patterns of the serviced area.
The distribution network, including water mains, would be the responsibility of developers. Local communal systems, which could
become part of the ultimate distribution network, would cost developers approximately $300,000 for a 32 hectare development, not
including the cost of connecting to the water distribution system. Water mains to connect individual networks would cost about $1.8
million per kilometer.
To provide minimal service to the tri-village area, plus the proposed ACP development, a larger reservoir would be required at an
additional cost of about $15 million, not including distribution pipes or service connections. The cost of a distribution network in the
existing areas cannot be estimated at this time, but could be expected to range between $9 million and $35 million.
One key consideration will be the location of the reservoir, as this will directly impact the cost of connecting developments. Locating
the reservoir close to near-term developments would reduce the cost to developers, and minimize medium-term operating costs.
Sanitary Servicing
Sanitary servicing costs are difficult to quantify at this point. It is estimated that approximately $7 million in upgrades are necessary
in the Tri-village system before any expansion of that system could be considered. Even with these upgrades, there is no guarantee
that expansion is possible due to the hydrological properties of the region.
Communal systems will cost developers approximately $1.5 million per 32 hectare development, including collection cisterns and/or
in-line storage segments to be connected in series.
The cost of connecting new developments to a regional system would be about $300,000 per kilometer from the final discharge point.
If the lagoon can be expanded, it could be the discharge point. If another lagoon is chosen, or a new facility constructed, the
distance from that facility will govern the cost of connection.
It is not possible at time to estimate the costs of further treatment expansions, as it is unknown what options may be available in the
future.
Alberta Beach - Lac Ste. Anne IDP Servicing Concept.
Page 5 of 5
Sameng Inc.
Conclusions
These cost estimates are based on experience in servicing of communities transitioning from rural to urban land uses, and reflect a
high-level estimate of typical servicing costs.
The servicing concept outlined here reflects the most likely servicing option where demand for regional servicing is limited. Requiring
approved communal systems at the time of development will ensure that additional obstacles and costs for the county are avoided in
the event that demand for servicing does emerge.
The costs to developers for this concept would be roughly the same as the cost of developing in fully serviced areas, with the idea
that the areas will eventually be serviced. Communal systems are also similar to full servicing for individual lots.
Nearly all costs associated with development would be the responsibility of the developer, however, the municipality should require
clarity on development proposals on who will operate the local systems, and when the operator will assume that role. Operators
should be approved by the County and Province.
APPENDIX C
Multi-Stakeholder Meeting
1.
Introductions and Presentation
Introductions were made in the group, followed by a presentation by Dnyanesh Deshpande from
planningAlliance. The presentation included an update on the project to date and an overview of
the most recent IDP land use concept.
Following the presentation, Dnyanesh opened up the discussion on water and wastewater
servicing opportunities for the IDP area. The following provides a summary of these discussions.
2.
Wastewater Servicing
Sean provided a summary of the findings in the Tri-Village Lagoon assessment report prepared
by Associated Engineering. There are 6 to 7 lift stations in the community and most of them are
at the end of their life cycle. The existing lagoon is currently over. To accommodate the existing
servicing levels, upgrading the lift station will cost approximately six million dollars. Dennis
commented that the next steps for the Commission is to acquire funding for upgrading the lift
stations.
Dave from Alberta Transportation responded that funding proposal that involve upgrading lift
stations are typically not on the list of high priority projects, which typically include water and
wastewater treatment projects. In addition, the lift stations that would be eligible for funding
Date
Location
AttendeeS
February 26, 2015
pA Edmonton Office
Dnyanesh Deshpande (pA)
Lucy Gao (pA)
Nathan Forsythe (Sameng)
Sean Nicoll (AE)
Dennis Evans (Tri-Village Regional
Services Sewage Commission)
Dave McIntyre (Alberta Transportation)
Gerry Fardoe (Nichols)
John Van Doesburg (WILD Regional
Water Services Commission)
Project Name
Project No.
File No.
Alberta Beach, Val Quentin,
Sunset Point & Lac Ste. Anne
County IDP
/ page 3
would be those that take in 100% of the flow from the municipality or hamlet. The intermediate lift
stations that are just part of the collection system are not eligible for funding. As a result, out of
the 6 to 7 lift stations, only 3 would be eligible for funding (one for each municipality). Dave
suggested an alternative source of funding would be the Building Canada Fund.
A question was raised on how long before the lift stations fails. Sean mentioned that the lift
stations have already reached its life cycle a few years ago (2012), the Commission has been
maintaining it at that level since then with minor upgrades and improvements to ensure that the
basic level of service is met.
Dnyanesh also posed the question with regards to the existing financial state of the lagoon.
Dennis stated that the existing debenture will end this year, additional debenture for the lagoon
expansion will last 20 years (the last expansion occurred approximately five years go). There
has not been a planned expansion of the existing lagoon. Future works would only be upgrading
the existing lift stations and maybe provide tertiary treatment.
A question was posed to the Sewage Commission regarding their perception of using
development levies used to fund the required upgrades. Dnyanesh mentioned that two
developments in the IDP area expressed interest in contributing to the upgrades in order to hook
onto the system. Dennis replied that the Commission needs to know how many people are
coming onto the system, as well as understanding whether the County will be customer or a
member of the Commission once they use the system. These details could affect the
Commission's funding application.
Dave commented that applicants eligible for funding are either urban municipalities or hamlets.
Alberta Transportation would only accept applications that address the existing deficiencies
within the existing boundaries of the municipality, not new developments outside of those
boundaries. In addition, significant developments that are outside of the urban municipality will
not be considered as a part of the future growth for that municipality, and therefore not eligible
for consideration under the funding program. Furthermore, the province is not supporting any
expansion to the current boundaries of Summer Villages. Servicing for some residential growth
outside of Alberta Beach may be funded if that growth can be argued as part of the municipality's
natural growth (approximately 2% per annum or any rationalized growth number as part of the
IDP project).
3.
Group Recommendation - Wastewater Servicing
The IDP policy framework may consider the following:
o
Require new residential, commercial and industrial developments to provide communal
sanitary system, so any opportunity in the future to connect with a municipal sanitary
system when funding becomes available is not limited.
o
May allow for some individual on-site sanitary collection system for new residential,
commercial and industrial developments within the IDP area.
/ page 4
4.
Water Servicing
John representing the WILD Regional Water Services Commission provided an overview of the
preferred option for water transmission line alignment. Phase one (the red line) should be
operation at the end of this year. Phase 2 (the yellow lines) shows two alignments, one to
Onoway and the other to Alberta Beach and ends at Alexis First Nation. Phase 2 alignments are
purely conceptual and have not yet been surveyed.
Dave mentioned that Onoway would have priority for the next phase, which would cost
approximately nine million dollars. Onoway has existing water quality issues that would need to
be addressed as soon as possible.
John emphasized that the Commission is only responsible for water transmission, and each
municipality is responsible for water distribution. Currently, each municipality has prepared a
high level water distribution plan (by AE), however, general sentiments expressed in previous
IDP Steering Meetings are that not everyone wants to have a water distribution system.
For the IDP, John recommended that the assumption be made that the Commission will
eventually provide water up to Alberta Beach, then the municipality will have to decide whether
they want a distribution system. However, if a distribution system is not a feasible option, then it
is safe to assume that there will be a truck fill station within close proximity to Alberta Beach
subject to land availability.
The potential truck fill station in the IDP area would have enough capacity to service the urban
municipalities and proposed growth in the IDP.
5.
Group Recommendation - Water Servicing
There is uncertainty regarding the availability of regional water line in the IDP area. In addition,
there is uncertainty regarding the viability of a distribution system to serve existing or future
developments in the IDP area.
As a result, the IDP policy framework may consider the following:
o
Require communal water distribution system for new residential and non-residential
development within the IDP area.
o
Water servicing opt ion involving multiple wells should be strongly discouraged.
Attached items:
1.
WILD Regional Water Services Commission - Preferred Water Transmission Line Alignment
2.
Associated Engineering Report on the Tri-Village Regional Services Sewer Commission - Sewer System
Assessment.