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BYLAW
3226-
22
OF THE
CITY OF CAMROSE
PROVINCE
OF ALBERTA
A BYLAW
TO AMEND
THE
CAMROSE
INTERMUNICIPAL
DEVELOPMENT
PLAN
BYLAW 3080- 20
WHEREAS
Pursuant
to the Municipal Government
Act, being Chapter
M- 26 of the Revised
Statutes of Alberta, 2000, as amended, the Municipal Council of the City of Camrose may pass
bylaws to amend the Camrose Intermunicipal
Development
Plan;
AND WHEREAS
A portion of SW
14- 47- 20- 4 is designated
as future commercial / industrial in
the Camrose
Intermunicipal
Development
Plan;
AND WHEREAS
The City of Camrose intends to redesignate
a portion of SW 14- 47- 20- 4 to
future residential;
THEREFORE The Council of the City of Camrose, duly assembled, enacts as follows:
That
Map
5: Growth
Development
Type,
of the
Camrose
Intermunicipal
Development Plan Bylaw 3080- 20, be amended by changing a portion of
SW 14- 47- 20- 4, containing approximately 19 acres, from future commercial
industrial to future residential
as shown in Schedule " A".
2.
This Bylaw shall come into force January
1, 2023, with all other sections of
Bylaw 3080- 20 remaining in full force and effect.
READ a FIRST time in COUNCIL this 7t" day of NOVEMBER, A. D. 2022.
MAYOR
DEPUTY CITY MANGAER
Mayor
Deputy
City
Manager
Page
1 of 3
Bylaw 3226- 22
READ a SECOND time in COUNCIL this 5th day of DECEMBER, A. D. 2022.
MAYOR
DEPUTY
CITY MANAGER
READ a THIRD time and FINALLY PASSED in COUNCIL this 51" day of DECEMBER, A. D. 2022.
MAYOR
IAXL
DEPUTY
CITY MANAGER
Mayor
Deputy
City
Manager
0
Page 2 of 3
Bylaw
3226- 22
SCHEDULE `A'
Mayor
Deputy
City
Manager
Page
3 of 3
Intermunicipal Development Plan
COUNTY BYLAW 1461
AMENDED COUNTY BYLAW 1520
CITY BYLAW 3080/20
AMENDED CITY BYLAW 3226/22
2
1.0 INTRODUCTION........................................................................................................................ 4
1.1
Mission ........................................................................................................................................4
1.2
Authority of Plan.........................................................................................................................4
1.3
Purpose and Objectives ...............................................................................................................4
1.4
Definitions...................................................................................................................................5
1.5
Interpretation ...............................................................................................................................6
2.0 PLAN BOUNDARY .................................................................................................................... 6
3.0 COORDINATED SERVICES AREAS ........................................................................................ 6
3.1
Goal .............................................................................................................................................6
3.2
Objectives ...................................................................................................................................6
3.3
General Policies ..........................................................................................................................7
3.4
CSA #1 - Northeast Industrial - Low Service............................................................................9
3.5
CSA #2 - Northeast Industrial - Full Service ..........................................................................10
3.6
CSA #3 - Highway Business Industrial ...................................................................................11
3.7
CSA #4 - East Gateway Industrial ...........................................................................................12
3.8
CSA #5 - Railway Junction Industrial......................................................................................13
3.9
CSA #6 - Southside Industrial ..................................................................................................15
3.10 CSA #7 - Southwest Residential ..............................................................................................16
3.11 CSA #8 - West Residential .......................................................................................................17
3.12 CSA #9 - West Highway 13 Commercial ................................................................................18
4.0
REFERRAL AREA .............................................................................................................. 19
4.1
Agriculture ................................................................................................................................19
4.2
Residential.................................................................................................................................20
4.3
Industrial and Commercial ........................................................................................................20
5.0
PLAN AREA POLICIES ...................................................................................................... 21
5.1
Highway Commercial Corridor ................................................................................................21
5.2
Transportation and Utilities ......................................................................................................22
5.3
Parks, Open Spaces and Environmentally Sensitive Areas ......................................................23
5.4
Institutional and Public Uses ....................................................................................................24
5.5
Airport .......................................................................................................................................24
5.6
Confined Feeding Operations ...................................................................................................24
6.0
PLAN ADMINISTRATION AND IMPLEMENTATION ......................................................... 25
6.1
Intermunicipal Committee ........................................................................................................25
6.2
Planning Process and Development Approval ..........................................................................25
6.2.1
Additional Plans ............................................................................................................ 25
6.2.2
Inquiries, Applications, Decisions and Appeals ........................................................... 25
6.2.3
Referrals ........................................................................................................................ 26
6.2.4
Referral Timelines ........................................................................................................ 27
6.2.5
Referral Process ............................................................................................................ 27
6.2.6
Deem Completion for circulation ................................................................................. 27
6.3
Administration of the Plan ........................................................................................................28
6.3.1
Term of the Plan............................................................................................................ 28
3
6.3.2
Periodic Review ............................................................................................................ 28
6.4
Annexation ................................................................................................................................28
6.5
Amendment ...............................................................................................................................28
7.0
DISPUTE/CONFLICT RESOLUTION .................................................................................. 28
MAP 1: PLAN AREA ..................................................................................................................... 30
MAP 2: REFERRAL AREA ........................................................................................................... 31
MAP 3: COORDINATED SERVICE AREAS (CSAS) .................................................................... 32
MAP 4: CSAS BY ZONE ............................................................................................................... 33
MAP 5: GROWTH DEVELOPMENT TYPE ................................................................................... 34
MAP 6: HIGHWAY CORRIDORS .................................................................................................. 35
MAP 7: AIRPORT VICINITY PROTECTION AREA (AVPA) .......................................................... 36
MAP 8: DEVELOPMENT CONSTRAINTS .................................................................................... 37
MAP 9: TRANSPORTATION CORRIDORS .................................................................................. 38
MAP 10: OFF-SITE LEVY EQUIVALENCIES................................................................................ 39
APPENDIX A: AVPA REGULATIONS .......................................................................................... 40
APPENDIX B: HIERARCHY OF PLANS ....................................................................................... 60
APPENDIX C: MGB ANNEXATION PRINCIPLES ........................................................................ 61
APPENDIX D: ENABLING LEGISLATION .................................................................................... 63
APPENDIX E: PLAN HISTORY AND PROCESS .......................................................................... 64
APPENDIX F: LAND USE BYLAW INFORMATION ..................................................................... 65
APPENDIX G: LIMITED AGRICULTURAL USES ......................................................................... 67
APPENDIX H: STORMWATER MANAGEMENT REQUIREMENTS ............................................. 69
APPENDIX I: OFF-SITE LEVY EQUIVALENCIES ........................................................................ 70
4
1.0 Introduction
1.1
MISSION
Camrose County is "dedicated to efficiently provide the best quality municipal services through a
democratic and responsive process that recognizes and balances the diversity of its people, land
and economic resources, on behalf of the entire municipality."
The City "provides fiscally responsible municipal services that contribute to a high quality of life for
citizens and success for businesses."
With the Camrose Intermunicipal Development Plan, the City and County will work together in an
atmosphere of cooperation and communication to allow for the orderly development of lands within
an area of the City and the County of common interest to both municipalities which provides for
development opportunities in the County and the City while protecting the ability of the City and the
County to continue to grow.
1.2
AUTHORITY OF PLAN
In the hierarchy of statutory plans, this Plan shall take precedence over all other municipal statutory
plans. If there are discrepancies between the Intermunicipal Development Plan and any statutory
plan, this Plan shall prevail. A Hierarchy of Plans has been attached as Appendix B: Hierarchy of
Plans for clarification.
1.3
PURPOSE AND OBJECTIVES
The Plan will:
1.3.1 Recognize and respect the identities and mandates of each municipality while setting in
place common plans and policies that seek to provide for:
i.
the logical, orderly and economic development of each municipality, and
ii.
the advancement and promotion of the region as a whole.
1.3.2 Continue to foster a cooperative and positive relationship between the City and the County,
characterized by ongoing dialogue and communication and an understanding of each
other's interests and views.
1.3.3 Promote orderly, economic and beneficial land development.
1.3.4 Protect and enhance the natural environment.
1.3.5 Maintain viable agricultural operations by minimizing land fragmentation and land
conversion on lands having high agricultural potential. Understanding that within the
Coordinated Services Area the agricultural potential of the lands may not be a consideration
for future land development.
1.3.6 Encourage the Municipalities to engage in regional infrastructure planning to ensure
infrastructure such as roads, water, wastewater and storm water management services and
facilities are in place to support growth and development in the Plan Area and to ensure
coordination with City expansion. Cost sharing of the required planning documents will be
5
determined by the City and the County but is generally outlined in the Coordinated Service
Areas.
1.3.7 Foster processes that allow for consultation and referral of additional plans and policies and
of development proposals that are of mutual interest and importance and which provide
landowners and developers with clear procedures for development applications and
proposals will be established.
1.3.8 Provide for limited agricultural development within the residential referral area.
1.4
DEFINITIONS
In this Plan:
1.4.1 "Act" shall mean the Municipal Government Act, R.S.A. 2000, c. M-26, as amended.
1.4.2 "Agricultural Development" shall mean all those uses listed in Appendix F: Land Use Bylaw
Information defined by the City of Camrose Land Use Bylaw 2929-17 as amended and
Camrose County Land Use Bylaw 1373 as amended as of the date of adoption of this Plan.
1.4.3 "Agricultural Subdivision" shall mean, first parcel subdivisions, natural split subdivisions, or
80 acre split subdivisions, as defined by the County Municipal Development Plan.
1.4.4 "City" shall mean the City of Camrose.
1.4.5 "Committee" shall mean the Camrose Intermunicipal Committee established under Section
6.
1.4.6 "Confined Feeding Operation" shall mean 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. Within the City boundaries and the CSAs, this
includes seasonal feeding and bedding sites. In the remainder of the plan area, this does
not include seasonal feeding and bedding sites.
1.4.7 "County" shall mean Camrose County.
1.4.8 "Coordinated Service Area (CSA)" shall mean areas of anticipated growth and development
that traverse municipal boundaries. The CSAs are identified in Map 3: Coordinates Service
Areas and as described in Section 2.0.
1.4.9 "Deferred Servicing Plan" shall mean an agreement between the municipalities and a private
developer to defer certain infrastructure improvements for a predetermined period of time,
and/or contingent on development of adjoining parcels requiring servicing, as permitted by
Section 3.0
1.4.10 "Limited Agricultural Development" shall mean those permitted and discretionary uses in
Camrose County's Land Use Bylaw 1373, Agricultural District and the City of Camrose Land
Use Bylaw 2929-17, Urban Reserve District detailed in Appendix G: Limited Agricultural
Uses.
1.4.11 "Municipalities" shall mean the County and City collectively.
1.4.12 "MDP" shall mean the Municipal Development Plan of whichever Municipality is identified.
1.4.13 "Plan" - shall mean the Camrose Intermunicipal Development Plan.
1.4.14 "Plan Area" shall mean the area identified on Map 1: Plan Area, and includes the CSAs, the
Referral Area, and the AVPA for items related to airport operations.
6
1.4.15 "Referral Area" - shall mean the area identified by the City and County of common interest
as detailed in Map 2: Referral Area.
1.4.16 "Top of Bank" shall mean the point where a slope is greater than 15% for at least 3.0m in
length and includes both active and inactive erosion banks.
1.5
INTERPRETATION
1.5.1 This IDP contains several words with similar meanings; their meanings are defined below for
the purpose of this Plan:
i.
"Shall" means that the Municipality or Municipalities must undertake the actions and
comply with the policies in this Plan.
ii.
"May" is an operative word meaning a permitted action, based on fulfillment of specific
criteria.
iii.
"Should" means that the Municipality or Municipalities are expected to undertake the
actions and comply with the policies of this Plan unless there is a compelling reason
why such action or compliance is not possible or practical.
2.0 Plan Boundary
2.1
The Plan boundary includes those lands in the City which lie generally within one half mile of
the boundary between the City and the County and lands in the County which lie generally
within one mile of the boundary between the City and the County. See Map 1: Plan Area.
2.2
The Plan Area is divided into two major sections: the Coordinated Services Areas (CSAs)
and the Referral Areas.
2.3
Within the Plan Area there are several development constraints that were considered in
creating the IDP. The major constraints are shown on Map 8: Development Constraints. This
map is a high-level review of potential development constraints, additional study will be
required as part of the Area Structure Plan process to further identify constraints. In addition
to the constraints listed on the Map, administration determined there were no abandoned
coal mines, sand and gravel deposits, brownfields or confined feeding operations within the
Plan Area.
3.0 Coordinated Services Areas
3.1
GOAL
3.1.1 To recognize the importance of the CSAs to allow for planned future City and County
growth.
3.2 OBJECTIVES
3.2.1 Identify the potential future City growth directions, infrastructure issues and land
requirements that will allow for the continued efficient and economic expansion of the City,
as per Map 3: Coordinated Service Areas and Map 4: CSAs By Zone.
3.2.1 Minimize land use conflicts that may provide an impediment to City expansion and provide
for effective transition and conversion to urban land use.
7
3.3
GENERAL POLICIES
3.3.1 CSAs are set out on Map 3: Coordinated Service Areas and show areas where the City
anticipates the needs for uniform servicing levels across the municipal boundaries.
3.3.2 The CSA is divided into 9 areas with specific development and servicing criteria for each
CSA and shown on Map 4: CSAs By Zone.
3.3.3 The land uses permitted, and the way land and infrastructure are developed within the CSAs
set out on Map 3: Coordinated Service Areas will contemplate, coordinate with, and
ultimately not impede, interfere or conflict with growth in the CSA.
3.3.4 The lands designated for inclusion in the CSAs may be reviewed as part of any Major
Review of this Plan and reviewed within the City of Camrose Growth Management Plan.
3.3.5 The municipalities agree to pass a joint Off-site Levy Bylaw by December 31, 2020. Projects
completed prior to the passing of the Joint Off-Site Levy Bylaw will be charged the Off-Site
Levy Rates for the existing OSL Bylaw (in the City) or adjacent OSL rate (in the County). For
clarification, Map 10: Off-Site Levy Equivalencies, shows the City's existing OSL Map along
with the adjacent CSA and Appendix I: Off-Site Levy Equivalencies shows the breakdown of
costs for each area.
3.3.6 The Off-Site Levy Bylaw shall only include infrastructure services: transportation, water,
wastewater, and stormwater. The Bylaw will not include community or recreational services,
police services, or fire services. In the case where Off-Site Levies are collected from
benefiting lands located in one municipality but the infrastructure project will be installed by
the other municipality, any funds collected from the benefiting lands in support of the
infrastructure project must be transferred to the municipality responsible for the
infrastructure project.
3.3.7 Off-Site Levies will only be collected on non-Agricultural Subdivisions.
3.3.8 Development within the CSA shall require an approved Area Structure Plan, Traffic Impact
Assessment Report, and Storm Water Management Plan. This policy excludes Agricultural
Development outlined in Appendix F: Land Use Bylaw Information.
3.3.9 In some CSAs servicing may include individual or communal servicing that may be
connected to the larger regional servicing system on a Deferred Servicing Plan.
3.3.10 Should the proposed subdivision and development occupy only a portion of the quarter-
section the Area Structure Plan shall indicate the ultimate build-out design and servicing of
the lands, how the proposed development will be integrated into the City and how
development costs of servicing will be shared over the whole quarter section.
3.3.11 Agricultural development and Agricultural Subdivisions, excluding CFOs which are banned
in the CSAs, will be allowed within the CSA without the requirement to upgrade to urban
servicing or submit an Area Structure Plan.
3.3.12 The Stormwater Management Plan must be developed in accordance with the standards
described in Appendix H: Stormwater Management Guidelines, except for those projects
exempted in Section 3.3.11.
3.3.13 Municipal Reserve dedications will be the sole responsibility of the governing municipality
and will be dealt with in accordance with the MGA.
8
3.3.14 The Municipalities recognize that the predominant use of land in the CSAs and much of the
undeveloped land near and within the City's boundary is agriculture and as such the
Municipalities accept that some residents of the Municipalities may be affected by:
i.
Noise from farm equipment,
ii.
Dust from planting and harvesting,
iii.
Disruption from late night work common at planting and harvesting,
iv.
Application of agricultural fertilizers and chemicals, and
v.
Odors arising from livestock.
9
3.4
CSA #1 - NORTHEAST INDUSTRIAL - LOW SERVICE
3.4.1 Purpose
The purpose of CSA#1 is to provide low service industrial lots which will accommodate medium and
heavy industrial development in the future. Industrial development will be supported in the area,
while residential development shall be discouraged.
Water and sewer services are not available in this area. Developers will be required to provide
private water and sewer services to these properties.
3.4.2 Servicing Standards
Arterial
Right-of-Way = 30 meters
Road = 9-meter paved surface; no on-street parking permitted
Stormwater = Ditching drainage; no underground storm system
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specifications
Trails & Walkways = None
Power = Overhead
Collector
Right-of-Way = 30 meters
Road = 9-meter gravel surface; no on-street parking permitted
Stormwater = Ditching drainage; no underground storm system
Streetlighting = At intersections only
Trails & Walkways = None
Power = Overhead
Local
Right-of-Way = 30 meters
Road = 9-meter gravel surface; no on-street parking permitted
Stormwater = Ditching drainage; no underground storm system
Streetlighting = At intersections only
Trails & Walkways = None
Power = Overhead
Water & Wastewater = Private systems compliant with provincial regulations
10
3.5
CSA #2 - NORTHEAST INDUSTRIAL - FULL SERVICE
3.5.1 Purpose
The purpose of CSA#2 is to provide full serviced industrial lots which will accommodate medium
and heavy industrial development in the future. Industrial development will be supported in the area,
while residential development shall be discouraged.
The City has the capability of servicing these properties with both water and sewer and will actively
require developers to build and connect to the municipal systems as the facilities become readily
available. For developments outside of the area where water and sewer are not readily available,
the municipalities may allow developments to enter into Deferred Servicing Agreements and
provide individual or communal water and sewer services until the municipal systems are
accessible.
3.5.2 Servicing Standards
Arterial
Right-of-Way = 40 meters
Road = 9-meter paved surface; no on-street parking permitted
Initial development to pave first 2-lanes of ultimate road configuration
Stormwater = Ditching drainage in the interim, storm sewer to be considered as part of a Deferred
Services Agreement (DSA)
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 3.0-meter paved trail along one side of road
Power = Overhead
Collector
Right-of-Way = 30 meters
Road = 10-meter gravel surface; no on-street parking permitted
10-meter wide paved knock-off area for first 10 meters from arterials
Stormwater = Ditching drainage in the interim, storm sewer to be considered as part of a DSA
Streetlighting = At intersections only
Trails & Walkways = 1.5-meter sidewalk along one side of road
Power = Overhead
Local
Right-of-Way = 30 meters
Road = 10-meter gravel surface; on-street parking permitted; 10-meter wide paved knock-off area
for first 20 meters from paved arterials/collectors
Stormwater = Ditching drainage in the interim, storm sewer to be considered as part of a DSA
Streetlighting = At intersections only
Trails & Walkways = None
Power = Overhead
Water & Wastewater = Serviced immediately where possible, but would permit Deferred Servicing
Agreements where suitably sized utilities are not within 100 meters of the building footprint.
11
3.6
CSA #3 - HIGHWAY BUSINESS INDUSTRIAL
3.6.1 Purpose
The purpose of CSA#3 is to provide full serviced business industrial lots along Highway 26 which
will accommodate medium industrial development. Industrial development will be supported in the
area, while residential development shall be discouraged. CSA#3 is 200m in width starting at the
highway right-of-way.
At full buildout, the City has the capability of servicing these properties with both water and sewer
and will actively require developers to build and connect to the municipal systems as the facilities
become readily available. For developments outside of the area where water and sewer are not
readily available, the municipalities may allow developments to enter into Deferred Servicing
Agreements and provide individual or communal water and sewer services until the municipal
systems are accessible.
The first 100m on either side of Highway 26 are subject to the Highway Corridor guidelines.
3.6.2 Servicing Standards
Arterial (Highway 26)
Right-of-Way = 40 meters
Road = Divided paved surface (2 X 3.7-meter lanes in each direction, plus turning lanes and/or
auxiliary lanes); no on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 3.0-meter paved trail along one side of road
Power = Underground with the exception of the existing Overhead High Voltage Line, commonly
referred to as the Altalink line.
Collector
Right-of-Way = 24 meters
Road = 12.5-meter paved surface; on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At intersections only
Trails & Walkways = 1.5-meter sidewalk along one side of road
Power = Underground within 100 meters of Highway 26, Overhead thereafter
Local
Right-of-Way = 20 or 30 meters (dependent on stormwater option selected)
Road = 10.5-meter paved surface; on-street parking permitted
Stormwater = Ditching drainage or underground storm optional
Streetlighting = At intersections only
Trails & Walkways = None
Power = Overhead
Water & Wastewater = Serviced immediately where possible, but would permit Deferred Servicing
Agreements where suitably sized utilities are not within 100 meters of the building footprint.
12
3.7
CSA #4 - EAST GATEWAY INDUSTRIAL
3.7.1 Purpose
The purpose of CSA#4 is to provide full serviced industrial lots which will accommodate medium
and heavy industrial development in the future. Industrial development will be supported in the area,
while residential development shall be discouraged.
The City has the capability of servicing these properties with both water and sewer and will actively
require developers to build and connect to the municipal systems as the facilities become readily
available. For developments outside of the area where water and sewer are not readily available,
the municipalities may allow developments to enter into Deferred Servicing Agreements and
provide individual or communal water and sewer services until the municipal systems are
accessible.
3.7.2 Servicing Standards
Arterial
Right-of-Way = 40 meters
Road = 9-meter paved surface; no on-street parking permitted
Initial development to pave first 2-lanes of ultimate road configuration
Stormwater = Ditching drainage in the interim, storm sewer to be considered as part of a Deferred
Services Agreement (DSA)
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 3.0-meter paved trail along one side of road
Power = Underground with the exception of the existing Overhead High Voltage Line, commonly
referred to as the Altalink line.
Collector
Right-of-Way = 30 meters
Road = 10-meter gravel surface; no on-street parking permitted
10-meter wide paved knock-off area for first 20 meters from arterials
Stormwater = Ditching drainage in the interim, storm sewer to be considered as part of a DSA
Streetlighting = At intersections only
Trails & Walkways = 1.5-meter sidewalk along one side of road
Power = Overhead
Local
Right-of-Way = 30 meters
Road = 10-meter gravel surface; on-street parking permitted; 10-meter wide paved knock-off area
for first 20 meters from paved arterials/collectors.
Stormwater = Ditching drainage in the interim, storm sewer to be considered as part of a DSA
Streetlighting = At intersections only
Trails & Walkways = None
Power = Overhead
Water & Wastewater = Serviced immediately where possible, but would permit Deferred Servicing
Agreements where suitably sized utilities are not within 100 meters of the building footprint.
13
3.8
CSA #5 - RAILWAY JUNCTION INDUSTRIAL
3.8.1 Purpose
The municipalities are working on a joint Intermunicipal Area Structure Plan for this area. The IASP
will establish the types of development, the servicing levels, and what servicing may be deferred.
This IDP will defer to the servicing requirements within the IASP once approved by both Councils
and will be updated as part of the next review to include the relevant servicing provisions. The IDP
will consider commercial and industrial uses within the area while residential development shall be
discouraged.
3.8.2 Servicing Standards
The servicing standards outlined below are for any development constructed prior to the completion
of the Railway Junction Industrial Area Structure Plan. Should the Railway Junction Industrial Area
Structure Plan provide revised minimum servicing standards, the municipalities agree that the
servicing standards in the approved Area Structure Plan shall override the servicing standards
below.
Arterial (Highway 13)
Right-of-Way (Highway 13) = 50 meters
Road (Highway 13) = Divided paved surface (2 X 3.7-meter lanes in each direction, plus turning
lanes and/or auxiliary lanes); no on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 3.0-meter paved trail along one side of road
Power = Underground with the exception of the existing Overhead High Voltage Line, commonly
referred to as the Altalink line.
Arterial (Camrose Drive)
Right-of-Way (Camrose Drive) = 60 meters
Road (Camrose Drive) = 11-meter paved surface; no on-street parking permitted
Initial development to pave first 2-lanes of ultimate road configuration
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 3.0-meter paved trail along one side of road
Power = Underground with the exception of the existing Overhead High Voltage Line, commonly
referred to as the Altalink line.
Other Arterial Roadways
Right-of-Way (other arterial) = 40 meters
Road (other arterial) = 9-meter paved surface; no on-street parking permitted
Initial development to pave first 2-lanes of ultimate road configuration
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 3.0-meter paved trail along one side of road
Power = Overhead
Collector (within 200m of Highway 13)
Right-of-Way = 24 meters
Road = 12.5-meter paved surface; on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At intersections only
Trails & Walkways = 1.5-meter sidewalk along one side of road
14
Power = Underground within 100 meters of Highway 13, Overhead thereafter
Collector (greater than 200m from Highway 13)
Right-of-Way = 30 meters
Road = 10-meter gravel surface; no on-street parking permitted
10-meter wide paved knock-off area for first 20 meters from arterials
Stormwater = Ditching drainage in the interim, storm sewer to be considered as part of a DSA
Streetlighting = At intersections only
Trails & Walkways = 1.5-meter sidewalk along one side of road
Power = Overhead
Local (within 200m of Highway 13)
Right-of-Way = 20 or 30 meters (dependent on stormwater option selected)
Road = 10.5-meter paved surface; on-street parking permitted
Stormwater = Ditching drainage or underground storm optional
Streetlighting = At intersections only
Trails & Walkways = None
Power = Underground within 100 meters of Highway 13, Overhead thereafter
Local (greater than 200m from Highway 13)
Right-of-Way = 30 meters
Road = 10-meter gravel surface; on-street parking permitted; 10-meter wide paved knock-off area
for first 20 meters from arterials
Stormwater = Ditching drainage in the interim, storm sewer to be considered as part of a DSA
Streetlighting = At intersections only
Trails & Walkways = None
Power = Overhead
Water & Wastewater = To be confirmed through Intermunicipal Area Structure Plan
15
3.9
CSA #6 - SOUTHSIDE INDUSTRIAL
3.9.1 Purpose
The purpose of CSA#6 is to provide full serviced industrial lots which will accommodate medium
and heavy industrial development in the future. Industrial development will be supported in the area,
while residential development shall be discouraged.
The City has the capability of servicing these properties with both water and sewer and will actively
require developers to build and connect to the municipal systems as the facilities prior to
subdivision and/or development.
3.9.2 Servicing Standards
Arterial
Right-of-Way = 40 meters
Road = 9-meter paved surface; no on-street parking permitted
Initial development to pave first 2-lanes of ultimate road configuration
Stormwater = Ditching drainage in the interim, storm sewer to be considered as part of a deferred
Services Agreement (DSA)
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 3.0-meter paved trail along one side of road
Power = Overhead
Collector
Right-of-Way = 30 meters
Road = 12.5-meter paved surface; on-street parking permitted
Stormwater = Ditching drainage in the interim, storm sewer to be considered as part of a DSA
Streetlighting = At intersections only
Trails & Walkways = 1.5-meter sidewalk along one side of road
Power = Overhead
Local
Right-of-Way = 30 meters
Road = 10-meter gravel surface; on-street parking permitted
10-meter wide paved knock-off area for first 20 meters from paved arterials/collectors
Stormwater = Ditching drainage
Streetlighting = At intersections only
Trails & Walkways = None
Power = Overhead
Water & Wastewater = Municipal Servicing with initial development
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3.10 CSA #7 - SOUTHWEST RESIDENTIAL
3.10.1 Purpose
The purpose of CSA#7 is to provide full serviced residential development at densities similar to the
adjacent Valleyview West development on SW-28-46-20-4. Commercial and Industrial development
shall be discouraged in the area with the exception of neighbourhood commercial developments
that benefit a residential neighbourhood (eg: corner store).
The City has the capability of servicing these properties with both water and sewer and will actively
require developers to build and connect to the municipal systems prior to development.
Developments in this area will be expected to meet the same servicing levels as the adjacent
development on the SW-28-46-20-4.
3.10.2 Servicing Standards
Arterial
Right-of-Way = 68 meters (assumes property lines at top of 3-meter high noise berm)
Road = 7.4-meter paved surface plus turning lanes; no on-street parking permitted
Initial development to pave first 2-lanes (plus turning lanes) of ultimate road configuration
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 3.0-meter paved trail along one side of road
Power = Underground
Collector
Right-of-Way = 24 meters
Road = 12.0-meter paved surface; on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 1.5-meter sidewalk along both sides of road
Power = Underground
Local
Right-of-Way = 18 meters
Road = 9.0-meter paved surface; on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 1.2-meter sidewalk along both sides of road
Power = Underground
Water & Wastewater = Municipal Servicing with initial development
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3.11 CSA #8 - WEST RESIDENTIAL
3.11.1 Purpose
The purpose of CSA#8 is to provide full serviced residential development at densities similar to
Duggan Park in E1/2-32-46-20-4. Commercial and Industrial development shall be discouraged in
the area.
The City has the capability of servicing these properties with both water and sewer and will actively
require developers to build and connect to the municipal systems prior to development.
Developments in this area will be expected to meet the same servicing levels as the adjacent
residential lands on the E1/2-32-46-20-4.
3.11.2 Servicing Standards
Arterial
Right-of-Way = 68 meters (assumes property lines at top of 3-meter high noise berm)
Road = 7.4-meter paved surface plus turning lanes; no on-street parking permitted
Initial development to pave first 2-lanes (plus turning lanes) of ultimate road configuration
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 3.0-meter paved trail along one side of road
Power = Underground
Collector
Right-of-Way = 24 meters
Road = 12.0-meter paved surface; on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 1.5-meter sidewalk along both sides of road
Power = Underground
Local
Right-of-Way = 18 meters
Road = 9.0-meter paved surface; on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 1.2-meter sidewalk along both sides of road
Power = Underground
Water & Wastewater = Municipal Servicing with initial development
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3.12 CSA #9 - WEST HIGHWAY 13 COMMERCIAL
3.12.1 Purpose
The purpose of CSA#9 is to provide full serviced business industrial lots along Highway 26 which
will accommodate highway commercial development. Highway commercial development will be
supported in the area, while residential and industrial development shall be discouraged. CSA#9 is
300m in width starting at the highway right-of-way.
The City has the capability of servicing these properties with both water and sewer and will actively
require developers to build and connect to the municipal systems prior to development.
Developments in this area will be expected to meet the same servicing levels and approximate
densities of the adjacent commercial lands on the NE-32-46-20-4 and SE-4-47-20-4.
The first 100m on either side of Highway 13 are subject to the Highway Corridor guidelines.
3.12.2 Servicing Standards
Arterial
Right-of-Way = 40 meters
Road = Divided paved surface (2 X 3.7-meter lanes in each direction, plus turning lanes and/or
auxiliary lanes); no on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 3.0-meter paved trail along both sides of road
Power = Underground
Collector
Right-of-Way = 24 meters
Road = 12.5-meter paved surface; no on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 1.5-meter sidewalk along both sides of road
Power = Underground
Local
Right-of-Way = 20 meters
Road = 10-meter paved surface; no on-street parking permitted
Stormwater = Storm sewer, curb & gutter with initial development
Streetlighting = At Regular Intervals in Accordance with City of Camrose Specification
Trails & Walkways = 1.2-meter sidewalk along both sides of road
Power = Underground
Water & Wastewater = Municipal Servicing with initial development
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4.0
Referral Area
The Referral Area is the lands within the Plan Area, but outside of the CSA. The land is primarily
zoned Agricultural and Urban Reserve, and agricultural activities will be allowed to continue
throughout the referral area, subject to the policies in Section 4.0. There are a few areas of existing
residential, commercial and industrial lands within the Referral Area, these areas will continue to be
allowed to operate and expand to a maximum of 25% of their current gross floor area; beyond 25%
any additional expansions would need to comply with the standards of this IDP.
The Referral Area is generally divided into future residential on the west and future commercial
industrial on the east shown on Map 2: Referral Area. Each of these areas have policies related to
them.
4.1
AGRICULTURE
4.1.1 Goal
4.1.1.1 Acknowledge the role and importance of agriculture in the Referral Area and provide for the
continuing use of lands in the Referral Area for agricultural activities.
4.1.2 Objectives
4.1.2.1 Recognize that agriculture will remain the predominant use in much of the Referral Area and
accept that such uses may have an impact on certain lands and residents.
4.1.2.2 Encourage the active use of lands for agricultural purposes right up until its conversion to
other uses.
4.1.2.3 Oppose the approval of Confined Feeding Operations within the Referral Area and provide
direction to the Natural Resources Conservation Board for determination of minimum
distance separation.
4.1.3 Policies
4.1.3.1 The Municipalities recognize that the predominant use of land in the Referral Area and much
of the vacant land near and within the City's boundary is agriculture and as such the
Municipalities accept that some residents of the Municipalities may be affected by:
i.
Noise from farm equipment,
ii.
Dust from planting and harvesting,
iii.
Disruption from late night work common at planting and harvesting,
iv.
Application of agricultural fertilizers and chemicals, and
v.
Odors arising from livestock.
4.1.3.2 The Municipalities will encourage active agriculture use of all lands not otherwise used
directly for non-agricultural uses and shall seek to prevent fragmentation of ownership
through subdivision and premature conversion to other use that is inconsistent with and or
may become an impediment to its future designated use.
NOTE: There are areas shown in Map 5: Growth Development Type which show future
development potential in broad categories. That does not mean that landowners are
obligated to develop their property; it is merely a guideline for what developments would be
considered.
4.1.3.3 Except as may be provided specifically in this Plan, the provisions of the governing
municipality's MDP with respect to Agriculture and Urban Reserve lands shall apply.
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4.1.3.4 Limited Agricultural Development will be allowed within the Residential Growth Area
indicated on Map 5: Growth Development Type, uses will be restricted to those uses listed
in Appendix G: Limited Agricultural Uses unless both municipalities agree, in writing, to a
waiver prior to a development permit being issued.
4.1.3.5 All Agricultural Development as indicated in Appendix F: Land Use Bylaw Information will be
allowed within the Industrial and Commercial Growth Area indicated on Map 5: Growth
Development Type.
4.2
RESIDENTIAL
4.2.1 Goal
4.2.1.1 Provide for non-agricultural residential development in certain sectors of the Referral Area
outside the Coordinated Service Area.
4.2.2 Objective
4.2.2.1 Identify areas in which residential development may be considered and the processes by
which requests will be considered.
4.2.3 Policies
4.2.3.1 The creation of residential subdivisions in Agricultural or Urban Reserve areas shall be
governed by the provisions of the governing municipality.
4.2.3.2 Residential development is generally being directed to northwest, west and southwest areas
of the Plan Area as shown on Map 5: Growth Development Type.
4.2.3.3 Except as may be provided specifically in this Plan, the provisions of the governing
municipality's MDP shall apply.
4.2.3.4 Multi-lot residential subdivisions shall be designed to address the potential to connect to
future municipal servicing, traffic impact, and stormwater management.
4.3
INDUSTRIAL AND COMMERCIAL
4.3.1 Goal
4.3.1.1 Provide for industrial and commercial development in certain sectors of the Referral Area as
shown on Map 5: Growth Development Type.
4.3.2 Objective
4.3.2.1 Identify areas for industrial and commercial development where sites will have access to
adequate transportation networks and in locations which lessen the impact on surrounding
lands.
4.3.3 Policies
4.3.3.1 Commercial and Industrial uses generally shall be directed to sites to the northeast, east
and southeast areas of the Plan Area as shown on Map 5: Growth Development Type.
4.3.3.2 An industrial or commercial development will not be considered until the developer has
submitted an Area Structure Plan and this plan has been approved by County Council.
4.3.3.3 Industrial land uses may be allowed in the referral area if the following conditions are met:
i.
the development provides larger, unserviced lots for industries which do not need
piped water and sewer.
ii.
the development has all-weather road access.
iii.
the development ideally, but not necessarily, has rail access.
iv.
the development will have minimal impact on neighbouring farms and houses.
v.
the development must pay for its own capital costs.
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vi.
the development may be allowed on better agricultural land as defined by the County,
at the discretion of County Council.
4.3.3.4 Commercial land uses may be allowed in rural areas if the following conditions are met:
i.
the development must have all necessary provincial government approvals,
ii.
the development has all-weather road access,
iii.
the development will have minimal impact on neighbouring farms and houses,
iv.
the development must pay all its own capital costs,
v.
the development may be allowed on better agricultural land as defined by the County,
at the discretion of County Council.
4.3.3.5 Home businesses will be allowed provided they have no significant off-site effects. If a home
business will have significant off-site effects, it may still be allowed if these effects can be
reduced or managed to the satisfaction of the County.
4.3.3.6 Except as may be provided specifically in this Plan, the provisions of the governing
municipality's MDP shall apply.
5.0
Plan Area Policies
5.1
HIGHWAY COMMERCIAL CORRIDOR
5.1.1 Goals
5.1.1.1 Provide for a uniform entrance standard related to aesthetics consistent with its role as the
major gateway to the City.
5.1.2 Objectives
5.1.2.1 Development within the area must use higher architectural and development standards
commensurate with the role of Highway 13 and 26 as the entry way to the City of Camrose
and the pre-eminent arterial roads serving the Plan Area.
5.1.2.2 Ensure that the development of lands provides for the protection and enhancement of
Highway 13 and 26 in its role as major arterial roads.
5.1.3 Policies
5.1.3.1 The Highway 13 and 26 Commercial Corridor is set out Map 6: Highway Corridors is
identified for commercial, business industrial and public uses. The area covers the 100m
adjacent to the existing road right-of-way on both sides of the Highways.
5.1.3.2 Development shall provide sight lines to wetlands, parks, open space or trails in order to
reveal and celebrate the areas natural character and amenities
5.1.3.3 Buildings shall be street facing. This requires all 4 facades of the building to be
architecturally finished, particularly those facades facing Highway 13 and Highway 26.
Placing the building at the rear or the property should be avoided.
5.1.3.4 Development shall provide screening that ensure storage yards, loading areas, waste and
recycling receptacles, and other uses that have adverse visual impacts are hidden from
public view from the entry corridors.
5.1.3.5 Landscaping provides an aesthetically pleasing environment, and a means to frame
buildings, soften parking areas, and to screen loading and service areas.
i. Landscaping on the yards visible from Highway 13 and Highway 26 shall be visually
attractive and provide a high level of design quality.
ii. Landscaping shall be low maintenance with hardy, drought resistant plant species.
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iii. Trees should be clustered to provide a canopy for trails and walkways and provide a
more pedestrian focused sense of scale.
iv. Plant material species in the Commercial areas should be limited to deciduous trees with
high canopies. Coniferous trees should be used strategically for screening purposes,
particularly in industrial areas.
v. Shrub and perennial plantings provide colour and interest, and should be provided in key
locations, predominately at seating areas.
vi. Plantings should provide four-season features and highlight amenities
vii. Rolling berms screen industrial development and create a visually strong backdrop for
plantings and may be required at the time of development.
5.1.3.6 Building signage facing Highway 13 and Highway 26 shall be limited to:
i.
One illuminated business name sign per building;
ii.
Illuminated cut out letters; and
iii.
15% of the area of the façade to a maximum of 40m2.
5.1.3.7 Billboards shall not be permitted in the Highway 13 and Highway 26 right-of-way or on
private property.
5.1.3.8 Parking for industrial buildings is recommended to be located at the rear or side of buildings.
For commercial uses:
i.
Parking lot landscaping shall include trees and permeable road surfaces to reduce the
heat island effect created by asphalt parking lot surfaces.
ii.
Loading areas should remain separate from parking areas.
iii.
Loading docks should not face Highway 13 and should be screened and architecturally
articulated in a manner to reduce visual impact (eg.: screening walls composed of same
materials as building).
iv.
Garbage enclosures and working yards should be well screen with architectural
elements and/or landscaping.
5.1.3.9 The governing municipality shall, at its sole discretion, determine if Policies 5.1.3.2 to 5.1.3.8
have been met.
5.2
TRANSPORTATION AND UTILITIES
5.2.1 Goal
5.2.1.1 Provide for the development of a system of roads and utilities that will support the land uses
and developments contemplated in the Plan Area.
5.2.2 Objectives
5.2.2.1 Establish a network of major arterial roads and utilities that will be required to support and
facilitate the types and locations of land uses and development set out in this Plan Area.
5.2.2.2 Coordinate the planning and development of major roads and utilities with each other
and with the Province of Alberta. Map 9: Transportation Corridors shows existing and
proposed arterials roadways, as well as existing public railways within the Plan Area.
5.2.3 Policy
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5.2.3.1 The Municipalities shall coordinate the planning of transportation and utility links within the
Plan Area.
5.2.3.2 The Municipalities shall work with each other and third-party utility providers to determine
utility locations within the Plan Area.
5.2.3.3 The Municipalities shall protect known transportation and utility corridors through land
acquisition, easements, development setbacks or any other planning tool available.
5.3
PARKS, OPEN SPACES AND ENVIRONMENTALLY SENSITIVE AREAS
5.3.1 Goal
5.3.1.1 Preserve and enhance the natural environment in the Plan Area and provide for the
development of parks and open spaces in the Plan Area that are reflective of the importance
of the natural environment.
5.3.2 Objectives
5.3.2.1 Seek to retain, protect and enhance where possible waterways and drainage courses,
wetlands, wildlife habitat and other environmentally sensitive areas in the Plan Area.
5.3.2.2 Plan the Camrose Creek valley as a continuous, intermunicipal natural park area with a trail
system integrated with the City's network.
5.3.2.3 Provide for the appropriate dedication of reserve lands as part of subdivision and
development approval processes.
5.3.2.4 Provide for appropriate setbacks for development from the Camrose Creek valley.
5.3.3 Policies
5.3.3.1 Camrose Creek and valley shall be retained in its existing natural condition and protected
from encroachment of development within 30 meters from the top of bank by adjacent land
uses.
5.3.3.2 In planning open space systems, the Municipalities shall establish a continuous
intermunicipal park system in newly developed areas and along Camrose Creek which
among other things would provide for the development of a continuous trail network
integrated with the trail network of the City.
5.3.3.3 The municipalities shall require the dedication of reserves and easements together with
other methods and measures to protect and preserve natural areas, riparian habitats, flood
fringes and associated slopes, as per the Municipal Government Act.
5.3.3.4 The municipalities shall encourage the retention and development of functioning wetlands
and establish policies that:
i.
conserve wetlands in a natural state,
ii.
mitigate degradation and loss, and
iii.
enhance, restore or create wetlands.
5.3.3.5 In addition to policies 1-4 above, the municipalities will use their existing policies to protect
the Environmentally Sensitive Areas within the Plan Area as identified generally in Map 8:
Development Constraints. The Environmentally Sensitive Areas must be verified through
the development and approval of an Area Structure Plan.
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5.4
INSTITUTIONAL AND PUBLIC USES
5.4.1 Goal
5.4.1.1 Provide for the development of institutional and public uses in any area of the Plan in a
manner reflective of the size, scope, servicing and transportation requirements and
anticipated impact on neighboring properties.
5.4.2 Policy
5.4.2.1 Institutional and other public and quasi-public uses shall be addressed on a case-by-case
basis and may be considered for any lands within the Plan Area.
5.5
AIRPORT
5.5.1 Goal
5.5.1.1 Facilitate continued operation of the Camrose Airport in the present location.
5.5.2 Objectives
5.5.2.1 Allow for the long-term continued operation of the airport at its present site ensuring that the
alignment of municipal roads does not limit full use of the present length of the runway.
5.5.2.2 Ensure that adjacent development is undertaken in such a manner that the impact on airport
activities is minimized.
5.5.3 Policies
5.5.3.1 The Municipalities contemplate that the Camrose Airport will continue in its present location
for the foreseeable future but will not expand at its current location.
5.5.3.2 The municipalities shall limit or preclude where necessary development in the Airport Vicinity
Protection Area (AVPA) boundary, shown on Map 7: AVPA Boundary. All development must
adhere to the restrictions in the AVPA regulations attached as Appendix A: AVPA
Regulations.
5.6
CONFINED FEEDING OPERATIONS
5.6.1 It is recognized that approval of Confined Feeding Operations (CFOs) ultimately lies with the
NRCB. The Municipalities generally oppose Confined Feeding Operations (CFOs) in the
Plan Area, as CFOs are not considered appropriate for development within the Plan Area.
i.
The municipalities hereby establish an exclusion zone within the City boundaries and
CSAs shown on Map 3: Coordinated Service Areas, for any new or expanding CFO,
including seasonal feeding and bedding sites.
ii.
The municipalities hereby establish an exclusion zone in the remainder of the Referral
Area shown on Map 2: Referral Areas, any new CFO, excluding seasonal feeding and
bedding sites.
iii.
The municipalities hereby establish an exclusion zone in the remainder of the Referral
Area shown on Map 2: Referral Areas, the expansion of any existing CFO by an
amount greater than 50% of its present capacity.
iv.
The municipalities support the continued operation of existing CFO's under their
existing permits.
v.
The CFO exclusion zones do not prohibit the spreading of manure.
vi.
In exceptional circumstances, with the support of both municipal Councils, a waiver to
the CFO regulations may be considered.
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6.0
Plan Administration and Implementation
6.1
INTERMUNICIPAL COMMITTEE
6.1.1 The Municipalities shall establish the Camrose Intermunicipal Committee as an ongoing,
standing committee with equal representation from each of the Municipalities.
6.1.2 The Committee shall be composed of three members and one alternate member of Council
from each municipality.
6.1.3 The Committee shall be supported administratively by the Chief Administrative Officers and
the respective planning staff of the Municipalities.
6.1.4 The Committee Chair shall alternate annually between the two municipalities.
6.1.5 The Committee shall meet on an ongoing basis as often as may be required, but at a
minimum, the Committee shall meet twice per year.
6.1.6 The mandate of the Committee shall be to:
i.
Monitor the implementation of regulatory provisions of the Plan and the general
effectiveness of the Plan.
ii.
Carry forward and address specific initiatives and actions identified in the Plan.
iii.
Undertake periodic review of the Plan.
iv.
Review amendments to the Plan initiated by either Municipality.
6.1.7 Decisions and actions of the Committee will be by majority vote of the members of the
Committee.
6.2
PLANNING PROCESS AND DEVELOPMENT APPROVAL
6.2.1 Additional Plans
6.2.1.1 Within the Plan Area, the preparation of an Area Structure Plan shall be required prior to or
in conjunction with:
i.
An application for redistricting or subdivision approval for the creation of four or more
parcels intended for residential use outside the Coordinated Services Area.
ii.
One or more parcels intended for industrial, commercial, institutional or public use
outside the Coordinated Services Area.
6.2.2 Inquiries, Applications, Decisions and Appeals
6.2.2.1 Developer inquires as to the planning and development of lands within the Plan Area shall
be referred to the governing municipality.
6.2.2.2 Applications for subdivision and development approval and for redistricting under the Land
Use Bylaw relating lands within the Plan area shall be made to the respective municipality.
Applications shall be processed in accordance with the procedures and processes for
decision established by the respective municipality subject to such referral to the other
municipality as set out in Section 6.2.3.
6.2.2.3 Appeals of the decisions of the respective municipality with respect to applications for
subdivision or development approval shall be made in accordance with the statutory and
regulatory processes established under the provisions of the Act.
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6.2.3 Referrals
6.2.3.1 The referral areas are outlined in Map 1: Plan Area. The IDP also contains policies that
recognize additional areas of regional concern that may extend the effective scope of the
Referral Area, namely:
i.
Airport Vicinity Protection Area
ii.
Primary Highway Corridors entering the other municipality and the need for corridor
protection, as well as the desire to make the aesthetics of the region unified in relation
to landscaping and signage.
iii.
Protection of primary Utility Service Corridors outlined in a Master Plan, or similar
document, accepted by the municipalities.
iv.
Stormwater and watershed management.
v.
Recreational and environmental corridors
6.2.3.2 For lands outside the standard referral area, but within an area of regional interest outlined
above, comments shall be limited to aspects of the project directly related to the specific
regional interest outlined in 6.2.3.1.
6.2.3.3 With the exception of these issues, the City has limited interest in the development of
County lands. More specifically, while there may be some regional interests that have been
identified, it is recognized that the County does have the final jurisdiction in matters of
approving statutory plans, LUB amendments, subdivision and developments. The purpose
and intent of the IDP is to minimize, if not eliminate, the need for appeals under Section 690
of the Act between the two municipalities. Similarly, the County recognizes the inherent right
of the City to make the same decisions within the boundaries of the City.
6.2.3.4Development of only these types of projects within the CSAs and/or the referral areas must
be sent to the City. The City will not object to any of the listed permitted or discretionary
uses within the County's Land Use Bylaw, outlined in Appendix F: Land Use Bylaw
Information, but may, based on the agreed servicing levels of the relevant CSA request
servicing or capital contributions to servicing. Projects outside the CSA, but within the
referral areas comments will be limited to concerns specific to the City and options for
mitigation of those concerns acceptable to the City. Camrose County remains the jurisdiction
of authority.
6.2.3.5 The Municipalities shall refer to each other any of the following that may be relevant to this
Plan or may relate to or have an effect on lands within the Plan Area:
i.
Municipal Development Plan or amendments.
ii.
Proposed Area Structure Plans and Area Redevelopment Plans
iii.
Land Use Bylaw Amendments:
a. All text amendments
b. Redistricting (map amendments within) the Plan Area that are not addressed by or
are inconsistent with this Plan or are not contained within an existing Area
Structure Plan or Area Redevelopment Plan
iv.
Applications for subdivision approval that are not contained within an existing Area
Structure Plan or Area Redevelopment Plan
v.
Transportation, Water, Wastewater or Storm Water Management Master Plans.
vi.
Recreation, Park and Open Space Plans.
vii.
Growth Studies.
6.2.3.6 In addition to those specific matters identified for referral, a Municipality may choose to refer
any matter, which in its opinion, may be of interest or is of relevance to this Plan and the
lands within the Plan Area. For example: Business License Bylaw, Off-site Levy Bylaw,
Subdivision & Development Appeal Board Bylaw, and Unsightly Premises Bylaw.
27
6.2.4 Referral Timelines
6.2.4.1 Both municipalities are required to respond in a timely manner to ensure that the legislative
and municipal approval timelines can be met by the notifying municipality. Referral timelines
commence once an application is deemed complete.
i.
Redistricting, Land Use Bylaw amendments, 21 days
ii.
Statutory Plans and amendments - comments must be received prior to the Public
Hearing generally 28 days
iii.
Subdivisions - comments must be received within 21 days
iv.
Development Permits, discretionary - 21 days
v.
Development Permits, permitted - for developments indicated with a * in Appendix F:
Land Use Bylaw Information - 5 business days
6.2.4.2 Subject to written intermunicipal agreement, items may be added to or deleted from the
referral list without the need for an amendment to this Plan.
6.2.4.3 For any referral made above, if no response to the referral is received within the referral
timeline, it will be assumed that there are no objections to the proposal.
6.2.5 Referral Process
6.2.5.1 Comments shall be limited to specific impacts on the adjacent municipality.
6.2.5.2 To expedite the sharing of information and timelines all referrals shall be sent by email, a
paper copy may be mailed as well, but the day after the email is sent, it will be deemed
received unless there is evidence that it wasn't, and that will be the notification date.
City's email: [email protected]
County's email: [email protected]
Either email can be changed with the other municipality through written (email or letter)
notice.
6.2.6 Deem Completion for circulation
6.2.6.1 Prior to accepting a redistricting, ASP, subdivision application (excluding farm separations),
as complete in the CSAs, the applicant shall provide:
i.
Connections to urban services or the installation of central sewer and water services
(where densities warrant - or in specific CSAs - deferred servicing options) either in
utility lots or via front street servicing;
ii.
Stormwater management;
iii.
The alignment and development of internal roads;
iv.
Traffic Impact Assessment
v.
The provision of linkages to adjacent lands;
vi.
The requirement for environmental reserve and the protection of water courses and
water bodies where required; and
vii.
The dedication of municipal reserve in land form to assist in the development of
comprehensive open space, trail system and school location strategies.
6.2.6.2 Prior to accepting a development permit, where an ASP or subdivision has not been
completed.
i.
Stormwater management;
ii.
Traffic Impact Assessment; and
iii.
The requirement for environmental reserve and the protection of water courses and
water bodies where required.
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6.3
ADMINISTRATION OF THE PLAN
6.3.1 Term of the Plan
6.3.1.1 The Plan is a continuing plan unless otherwise repealed.
6.3.2 Periodic Review
6.3.2.1 In this section:
i.
"Minor Review" means a limited review of those aspects or provisions of the Plan of
which the Committee deems warranted. This review may, at the discretion of the
Committee, involve public consultation.
ii.
"Major Review" means a broader, more comprehensive review of all aspects of the Plan
and shall involve a formal, public consultation process.
6.3.2.2 The Municipalities shall undertake a minor review of the Plan every three (3) years.
6.3.2.3 The Municipalities shall undertake a major review every six (6) years.
6.3.2.4 The Municipalities may conduct a Joint Regional Growth Study as part of the major review
process or may rely on the most recent growth study from either municipality in order to
review the CSAs.6.3.2.5
In addition to the regular reviews, the Municipalities, at the
request of the Committee, may initiate a minor or major review of the Plan as may become
warranted.
6.4
ANNEXATION
6.4.1 In determining the appropriateness of an annexation proposal, the City and the County will
use the Guiding Principles for Annexation developed by the Municipal Government Board,
included as Appendix C: MGB Annexation Principles, when considering future annexation.
6.4.2 The City and the County will endeavor to reach intermunicipal agreement on the annexation
prior to submitting the annexation to the Municipal Government Board.
6.4.3 There shall be a minimum of five (5) years between the time land is annexed and the time
the City submits another Notice of Intent to Annex to the Province, unless otherwise agreed
to by the County.
6.5
AMENDMENT
6.5 1. An amendment to the Plan may be initiated by either Municipality through the Committee
and be recommended to the Councils of the Municipalities.
6.5.2 Any requests made from property owners or members of the public for amendments to the
Plan shall be made in writing through their respective Council. The adjacent municipality
shall be notified of the request immediately.
6.5.3 An amendment to the Plan has no effect until it is adopted by both Municipalities by bylaw in
accordance with the Act.
7.0
DISPUTE/CONFLICT RESOLUTION
7.1
The municipalities agree that the following process shall be used to resolve or attempt to
resolve disputes between the Municipalities arising from the following:
i.
Lack of agreement on proposed amendments to the IDP;
29
ii.
Lack of agreement on any proposed statutory plan, land use bylaw or amendment
thereto for lands located within or affecting the Plan Area; or
iii.
Lack of agreement on an interpretation of this IDP.
7.2
Lack of agreement pursuant to section 7.1.i or ii is defined as a statutory plan, land use
bylaw or amendment to either which is given first reading by a Council which the other
Council deems to be inconsistent with the policies of this Plan.
7.3
A dispute shall be limited to the decisions on the matters listed in section 7.1. Any other
appeal shall be made to the appropriate approving authority or appeal board that deals with
that issue.
7.4
The dispute resolution process may only be initiated by either municipality's Councils.
7.5
Identification of a dispute and the desire to go through the dispute resolution process may
occur at any time regarding a disputed matter outlined in section 7.1.iii and may only occur
within 30 calendar days of a decision made pursuant to section 7.2. Once either
municipality has received written notice of a dispute, the dispute resolution process must be
started within 15 calendar days of the date the written notice was received, unless both
Chief Administrative Officers agree otherwise.
7.6
In the event the dispute resolution process is initiated the municipality having authority over
the matter shall not give any further approval in any way until the dispute has been resolved
or the mediation process has been concluded.
7.7
In the event mediation does not resolve the dispute, the municipality may proceed to adopt
the bylaw and in accordance with the Municipal Government Act, the other municipality will
have the right to appeal to the Municipal Government Board.
7.8
The Intermunicipal Committee will be the forum used to in relation to any disputes.
7.9
Dispute/Conflict Resolution Process:
i.
Stage 1 Administrative Review - the Chief Administrative Officers of both municipalities
will meet in an attempt to resolve the issue first. Failing resolution, the dispute will then
be referred to the intermunicipal committee. In the event a resolution is not achieved by
the 30th day following the first meeting of the Chief Administrative Officer of both
municipalities, either municipality may refer the dispute to the intermunicipal committee.
ii.
Stage 2 Intermunicipal Committee Review - The Committee will convene to consider
and attempt to resolve the dispute. Failing resolution, the dispute will then be referred
to mediation. In the event a resolution is not achieved by the 30th day following the first
meeting of the Intermunicipal Committee, either municipality may refer the dispute to
the Mediation.
iii.
Stage 3 Mediation - The services of an independent mediator will be retained. The
costs of mediation shall be shared equally between the municipalities.
iv.
Stage 4 Municipal Government Board - In the event the mediation process does not
resolve the dispute, the municipalities may proceed to adopt the bylaw and in
accordance with the Municipal Government Act, the other municipality will have the
right to appeal to the Municipal Government Board.
30
Map 1: Plan Area
31
Map 2: Referral Area
32
Map 3: Coordinated Service Areas (CSAs)
33
Map 4: CSAs By Zone
34
Map 5: Growth Development Type
35
Map 6: Highway Corridors
36
Map 7: Airport Vicinity Protection Area (AVPA)
37
Map 8: Development Constraints
38
Map 9: Transportation Corridors
39
Map 10: Off-Site Levy Equivalencies
40
Appendix A: AVPA Regulations
Planning Act
CAMROSE AIRPORT VICINITY PROTECTION
AREA REGULATION
NOTE: THIS IS A DIGITAL COPY AND ALL MAPS HAVE BEEN UPDATED
FOR REFERENCE. IF THERE IS ANY DISCREPENCIES IN THIS
DOCUMENT, THE ORIGINAL AVPA REGULATION TAKES
PRECEDENCE.
Table of Contents
Definitions
1
General provisions
2
Establishment of protection area
3
Land use
4
Accessory land use
5
Height limitations
6
Electronic facilities
7
Referral for comment
8
Amendment
9
Application
10
Coming into force
11
Schedules
Definitions
1(1) In this Regulation,
(a) "airport" means the Camrose Airport within the protection area;
(b) "airport runway" means the area of land within the airport that is unused or intended to be used for the
take-off and landing of aircraft;
(c) "airport zoning reference point elevation" means the airport zoning reference point elevation of the
runway as described in Schedule 4;
(d) "basic strip" means a basic strip as described in Schedule 4;
(e) "Department" means the Executive Director of the Planning Branch in the Planning Services Division
of the Department of Municipal Affairs;
(f) "development" includes a proposed development;
41
(g) "land use by-law" means the land use by-laws of the City of Camrose and the County of Camrose No.
22;
(h) "municipal corporation" means the City of Camrose and the County of Camrose No. 22;
(i) "NEF" means noise exposure forecast;
(j) "NEF Contour" means a numbered contour as shown in Schedule 2;
(k) "outer surface" means the outer surface as described in Schedule 4;
(l) "protection area" means the Camrose Airport Vicinity Protection Area described in Schedule 1 and
shown in Schedule 2;
(m) "take-off/approach surface" means a take-off and approach surface as described in Schedule 4;
(n) "transitional surface" means a transitional surface as described in Schedule 4.
(2) For the purposes of the Regulation, "accessory land use, structure of development" means a land use,
structure or development that is subordinate or incidental to the major land use, structure or development, as
the case may be.
(3) For the purposes of this Regulation, a reference to a land use, structure or development may include an
accessory land use, structure or development, as the case may be.
General provisions
2(1) This Regulation applies to a development wholly or partly within the boundary of the protection area.
(2) All developments within the protection area are under the jurisdiction of the City of Camrose
(a) must comply with the height limitations in section 6, and
(b) require a development permit except for the following:
(i)
the carrying out of works of maintenance or repair to any building, provided that those works
do not include structural alterations or major works of renovation;
(ii)
a temporary building, the sole purpose of which is incidental to the erection or alteration of a
building; for which a permit has been issued;
(iii)
the maintenance of public works, services and utilities carried out by or on behalf of federal,
provincial and municipal public authorities on land that is publicly owned or controlled.
(3) All developments within the protection area under the jurisdiction of the County of Camrose No. 22
(a) must comply with the height limitations in section 6, and
(b) require a development permit except for the following:
42
(i)
the carrying out of works of maintenance or repair to any buildings, provided that those works
do not include structural alterations or major works of renovation;
(ii)
the erection or construction of gates, fences, walls or other means of enclosure, and the
maintenance, improvement and other alterations of any gates, fences, walls or mother means
of enclosure;
(iii)
a temporary building, the sole purpose of which is incidental to the erection or alteration of a
building, for which a permit has been issued;
(iv)
the maintenance and repair of public works, services and utilities carried out by or on behalf of
federal, provincial and municipal public authorities on land that is publicly owned or
controlled.
(4) The development officer for the municipal corporation shall administer this Regulation.
(5) The development officer may issue a development permit for a development if the development
conforms with this Regulation and the land use by-law of the municipal corporation.
(6) A decision of the development appeal board shall conform with this Regulation.
(7) The development officer and development appeal board are not precluded by this Regulation from
attaching to a development permit, in accordance with the land use by-law of the municipal corporation,
any conditions that do not conflict with this Regulation.
Establishment of protection area
3(1) The area described in Schedule 1 is established as the Camrose Airport Vicinity Protection Area.
(2) If any discrepancy exists between the description of the protection area in Schedule 1 and the location of
the protection area as shown in Schedule 2, the description in Schedule 1 prevails.
Land use
4(1) For the purposes of this section and Schedule 3, the protection area is divided into the following land use
districts, namely,
(a) the Airport Property District, designated A-P,
(b) the Airport Rural District, designated A-R, and
(c) the Airport Urban District, designated A-U,
as shown in Schedule 2.
(2) For the purposes of this section, one land use is substantially similar to another if, in the opinion of the
development officer,
(a) its intended use is the same as that of the other,
(b) it is no more sensitive to external noise than the other,
43
(c) it does not attract birds,
(d) it does not generate a large amount of smoke or dust, and
(e) it does not exceed the height limitations in section 6.
(3) The development officer may issue a development permit for a development that involves a land use
that is designated "P" in Table 1 of Schedule 3 or is substantially similar to such a land use.
(4) The development officer may issue a development permit for a development that involves a land use
that is designated "C" followed by a number in Table 1 of Schedule 3 or is substantially similar to such
a land use, and the appropriate condition specified in Table 2 of Schedule 3 is deemed to be part of the
land use for the purposes of this Regulation.
(5) The development officer shall not issue a development permit for a development that involves a land use
that
(a) is designated "NA" in Table 1 of Schedule 3 or is substantially similar to such a land use, or
(b) is neither listed in Table 1 of Schedule 3 nor authorized under subsection (3) or (4).
(6) If the development officer is uncertain whether a land use is substantially similar to another land use for
the purposes of subsection (3), (4) or (5), the development officer shall send a copy of the development
permit application to the Department for comment.
(7) If a development permit application is made for a development that involves a land use that, in the
opinion of the development officer, may attract birds or generate large amounts of smoke or dust or
both, the development officer shall send a copy of the application to the Department for comment.
Accessory land use
5(1) If a development permit application is made for a development that involves an accessory land use,
structure or development that, in the opinion of the development officer,
(a) is more sensitive to external noise than the major land use, structure or development,
(b) attracts birds, or
(c) generates a large amount of smoke or dust or both,
the development officer shall send a copy of the development permit application to the Department for
comment.
Height limitations
6(1) The development officer may issue a development permit for a development if no point of the
development will exceed the height of any of the following surfaces:
(a) the take-off/approach surfaces;
44
(b) the transitional surfaces.
(2) For the purposes of this section,
(a) if the development is a railway, the h0ghest point of the development shall be deemed to be 6 meters
higher than the actual height of the rails, and
(b) if the development is a highway or public roadway, the highest point of the development shall be
deemed to be 4.5 meters higher than the actual height of the part of the highway or public roadway on
which vehicles travel.
(3) If a development permit application is made for a development whose highest point will penetrate the
outer surface, the development officer shall send a copy of the application to the Department for comment.
Electronic facilities
7(1) If a development permit application is made for a development located wholly or partly within an
electronic facilities restricted area, the development officer shall send a copy of the application to the
Department for comment.
(2) The development officer shall send a copy of a development permit application to the Department for
comment if
(a) the application is made for a development located wholly or partly within the contour lines shown in
Schedule 6, and
(b) the development officer is satisfied that the highest point of the development will exceed the
maximum height limitations indicated in Schedule 6.
(3) In subsection (1), "electronic facilities restricted area" means the restricted area around each electronic
facility as shown in Schedule 6.
(4) For the purposes of subsection (2)(b),
(a) if the location of a development lies between 2 numbered contours shown in Schedule 6, the
maximum height limitation applicable to the development is the height limitation represented by the
lower of the 2 numbered contours, and
(b) if the location of a development lies between a numbered contour and the boundary of the protection
area shown in Schedule 6, the maximum height limitation applicable to the development is the height
limitation represented by the numbered contour.
Referral for comment
8(1) If a copy of an application is sent to the Department for comment, the development officer or the
development appeal board may issue a development permit only if
(a) a comment has been received from the Department, or
45
(b) no response is received by the end of the 30-day period following the date on which the copy was
acknowledged as having been received by the Department.
(2) If a copy of an application is sent to the Department for comment, the development officer or the
development appeal board shall consider the response, if any.
(3) If the development officer is required under this Regulation to send a copy of an application for a
development permit to the Department and has not done so, the development appeal board, on receipt of
an appeal on the matter, shall send a copy of the application to the Department not later than 14 days
prior to the board's holding a public hearing respecting the appeal.
Amendment
9(1) If a municipal corporation applies to the Minister for an amendment to this Regulation, the Minister may
refer the matter to the Alberta Planning Board and the Board, after any public hearing or meetings that it
considers necessary, shall report to the Minister with respect to the application.
Application
10(1) This Regulation does not apply to
(a) a development in respect of which a development permit application was submitted before the date on
which this Regulation comes into force, or
(b) a development exempted from requiring a development permit before the date on which this
Regulation comes into force.
Coming into force
11 This Regulation comes into force on the date on which it is published in the Alberta Gazette.
SCHEDULE 1
CAMROSE AIRPORT VICINITY PROTECTION AREA
The Camrose Airport Vicinity Protection Area consists of the land described below:
The Camrose Airport Vicinity Protection Area consists of the land described below:
in township 47, range 20, west of the 4th meridian:
all that portion of land in the south-west quarter of section 23 that lies to the west of railway plan 1977 Z;
south-east quarter of section 22;
east half of section 15;
section 14;
north-east quarter of section 10;
section 11;
west half of section 12;
section 1;
all the land within the City of Camrose in section 2 that lies to the east of government road allowance (53 st),
46
north of the east-west laneway (extension east of 55 ave) as shown on plan 762 0345,
east of 50 St. as shown on plans 762 0345 and 4155HW,
north of Edgell Ave (53 ave) as shown on plan 4727S,
east of Shelton St. (47 st) as shown on plan 4727S,
south of North Railway Ave (52 ave) as shown on plan 4727S,
east of the extension northerly - across the station grounds - of Paulson St. (48 st) as shown on plan XXVIII,
north of 51 ave as shown on plan XXVIIIC,
north of 51 ave as shown on plans 2751RS, 579MC and 872 1721,
east of the Canadian National Railway as shown on railway plan 2974EO,
north of road (48 ave) as shown on road plan 1086JY,
west of the western boundary of section 1, and
south of the southern boundary of section 11.
In township 46, range 20, west of the 4th meridian:
All the land within the north half of section 35.
47
Schedule 2 - Land Use District Map
48
Schedule 2 - NEF Contours
49
SCHEDULE 3
LAND USE IN RELATION TO NOISE EXPOSURE FORECAST AREAS
1 In this Schedule,
(a) "C" followed by a number, where it appears in one of the NEF area columns in Table 1
opposite a particular land use, means that the land use is subject to the conditions set out in
Table 2 bearing the same letter and number.
(b) "NA", where it appears in one of the NEF area columns in Table 1 opposite a particular land
use, means that the land use is not allowed in the NEF area;
(c) "NEF 25 - Area" means the NEF area that lies between the 25 NEF Contour and the boundary
of the protection area;
(d) "NEF 25-30 Area" means the NEF area that lies between the 25 NEF Contour and the 30 NEF
Contour;
(e) "NEF 30-35 Area" means the NEF area that lies between the 30 NEF Contour and the 35 NEF
Contour;
(f) "NEF 35-40 Area" means the NEF area that lies between the 35 NEF Contour and the 40 NEF
Contour;
(g) "NEF 40+ Area" means the NEF area enclosed by the 40 NEF Contour;
(h) "P" where it appears in one of the NEF area columns in Table 1 opposite a particular land use,
means that the land use in that NEF area is unconditionally permitted by this Regulation;
(i) "residential replacement or infill" means a new residential development that does not exceed
the intensity of use designated for the site in the land use by-law of the municipal corporation
before the coming into force of this Regulation and
a. That will replace a residential development that has been demolished or destroyed, or
b. That is to be built on a lot that, before the coming into force of this Regulation, is
i. registered under the Land Titles Act, and
ii. designated for residential development in a statutory plan.
2 Developments existing before the coming into force of this Regulation shall be deemed to comply with the
exterior acoustic insulation requirements set out in this Schedule.
SCHEDULE 3
TABLE 1
50
LAND USE IN RELATION TO NOISE EXPOSURE
FORECAST AREAS
The performance criteria utilized to determine permitted and conditional land uses are as follows:
1. uses that involve continuous human occupancy (e.g. residential use)
-
conditional approval (C1) above the 25 NEF Contour
-
not permitted above the 30 NEF Contour
2. uses than involve continuous human occupancy but comprise residential replacement or infill
-
conditional approval (C1) above the 25 NEF Contour
3. uses than involve temporary medium term human occupancy where the majority of people
occupy the space for an 8-hour work period (employee oriented)
(e.g. commercial/office uses, restaurants and hotels)
- conditional approval (C1) above the 30 NEF Contour
- not permitted above the 40 NEF Contour
4. uses than involve temporary short term human occupancy where the majority of people occupy
the space temporarily (customer oriented)
(e.g. drive-in restaurants, vehicle and equipment sales)
- not permitted above the 40 NEF Contour
5. uses than involve the indoor assembly of people
(e.g. clubs, fraternal organizations)
- conditional approval (C1) above the 30 NEF Contour
- not permitted above the 40 NEF Contour
6. uses that involve outdoor recreation
-
conditional approval (C3) above the 30 NEF Contour
7. uses that involve outdoor accommodation
(e.g. camping, RV trailer park)
- not permitted above the 35 NEF Contour
8. uses that may attract birds or produce large quantities of smoke, dust or both
-
referral required (C2)
9. uses that, because of their nature, are not adversely affected by external noise due to limited or no
human occupancy or sufficient internal noise generation.
-
Permitted
10. uses that may be adversely affected by external noise but do not involve human occupancy (e.g.)
kennel, fur farm)
-
referral required (C2) above the 25 NEF Contour
11. other uses require specific determination of noise compatibility or other applicable matters
-
referral required (C2)
Airport Property District (A-P)
51
The Airport Property District (A-P) refers to the area within the airport boundary.
Land Use
Performance
Criteria
Noise
Exposure
Forecast
Areas
NEF 25 Area
NEF 25-30
Area
NEF 30-35
Area
NEF 35-40
Area
NEF 40+
Area
Airport Use
Airport related
use
9
P
P
P
P
P
Extensive
agriculture
9
P
P
P
P
P
Airport Rural District (A-R)
The Airport Rural District (A-R) refers to the area within the AVPA boundary that reflects the rural municipal
corporation's land use districts.
Land Use
Performance
Criteria
Noise
Exposure
Forecast
Areas
NEF 25
Area
NEF 25-30
Area
NEF 30-35
Area
NEF 35-40
Area
NEF 40+
Area
Agricultural Use
Extensive Ag.
9
P
P
P
P
P
Horticultural greenhouse
9
P
P
P
P
P
Intensive animal operation
8
C2
C2
C2
C2
C2
Market gardening
9
P
P
P
P
P
Commercial Use
Auto sales & service
4
P
P
P
P
NA
Auto wreckage site
9
P
P
P
P
P
Car wash
9
P
P
P
P
P
Clinic, medical office & health service
3
P
P
C1
C1
NA
Convenience store
4
P
P
P
P
NA
Drive-in Theatre
8
C2
C2
C2
C2
C2
Garden centre
4
P
P
P
P
NA
Home occupation
Treat As Accessory Use
Kennel
10
P
C2
C2
C2
C2
Motel/hotel
3
P
P
C1
C1
NA
Parking facility
9
P
P
P
P
P
Radio comm, transmission & servicing
facility
11
C2
C2
C2
C2
C2
Restaurant
3
P
P
C1
C1
NA
Service station
4
P
P
P
P
NA
Tavern, beverage room, cabaret/cocktail
lounge
3
P
P
C1
C1
NA
Industrial Use
Cartage/freighting/trucking yard
9
P
P
P
P
P
Chemical product plant
8
C2
C2
C2
C2
C2
Feed mill
8
C2
C2
C2
C2
C2
Fertilizer, bulk fuel sales/storage
9
P
P
P
P
P
Gas/oil/utility installation
9
P
P
P
P
P
Grain elevator
8
C2
C2
C2
C2
C2
Light industrial facility:
Office or lab
3
P
P
C1
C1
NA
Other
9
P
P
P
P
P
Manufacturing asphalt
8
C2
C2
C2
C2
C2
Oil/gas processing plant
8
C2
C2
C2
C2
C2
Ready mix concrete plant
8
C2
C2
C2
C2
C2
52
Sand/gravel/mineral working
8
C2
C2
C2
C2
C2
Seed cleaning plant
8
C2
C2
C2
C2
C2
Public/Semi Public Use
Church
5
P
P
C1
C1
NA
Community centre
5
P
P
C1
C1
NA
Hospital/nursing home
1
P
C1
NA
NA
NA
Library
3
P
P
C1
C1
NA
Supplemental natural bird habitat
8
C2
C2
C2
C2
C2
Public incinerator
8
C2
C2
C2
C2
C2
Sanitary landfill site
8
C2
C2
C2
C2
C2
School
3
P
P
C1
C1
NA
Thermal electric plant
8
C2
C2
C2
C2
C2
Recreational Use
Archery range
11
C2
C2
C2
C2
C2
Arena/swimming pool
5
P
P
C1
C1
NA
Campground
7
P
P
P
NA
NA
Golf course
6
P
P
C3
C3
C3
Gun club
11
C2
C2
C2
C2
C2
Public park
6
P
P
C3
C3
C3
RV parking facility
7
P
P
P
NA
NA
Residential Use
Country residential
1
P
C1
NA
NA
NA
Mobile home
1
P
C1
NA
NA
NA
Mobile home park
1
P
C1
NA
NA
NA
Residential
1
P
C1
NA
NA
NA
Residential replacement and infill
2
P
C1
C1
C1
C1
Airport Urban District (A-U)
The Airport Urban District (A-U) refers to the area within the AVPA boundary that reflects the urban
municipal corporation's land use districts.
Land Use
Performance
Criteria
Noise
Exposure
Forecast
Areas
NEF 25
Area
NEF 25-30
Area
NEF 30-35
Area
NEF 35-40
Area
NEF 40+
Area
Agricultural Use
Extensive agriculture
9
P
P
P
P
P
Intensive livestock
8
C2
C2
C2
C2
C2
Market garden
9
P
P
P
P
P
Commercial Use
Abattoir
8
C2
C2
C2
C2
C2
Auto wrecker
9
P
P
P
P
P
Automotive sales/service
4
P
P
P
P
NA
Bank/credit union/trust co.
3
P
P
C1
C1
NA
Bus depot
4
P
P
P
P
NA
Clinic, medical office & health service
3
P
P
C1
C1
NA
Convenience store
4
P
P
P
P
NA
Creamery
3
P
P
C1
C1
NA
Daycare facility/nursery
3
P
P
C1
C1
NA
Drive-in theatre
8
C2
C2
C2
C2
C2
Funeral home
5
P
P
C1
C1
NA
Garden centre
4
P
P
P
P
NA
Hatchery
8
C2
C2
C2
C2
C2
Home occupation
Treat as secondary use
Kennel
10
P
C2
C2
C2
C2
Laundry/dry cleaner
4
P
P
P
P
NA
Liquor store
4
P
P
P
P
NA
53
Lumber yard
9
P
P
P
P
P
Machinery sales & service shop
4
P
P
P
P
NA
Motel/hotel
3
P
P
C1
C1
NA
Parking facility
9
P
P
P
P
P
Plumbing shop
4
P
P
P
P
NA
Professional, financial & general office
3
P
P
C1
C1
NA
Restaurant
3
P
P
C1
C1
NA
Retail sales & service shop
3
P
P
C1
C1
NA
TV/radio/appliances sales & repair
service
4
P
P
P
P
NA
Service station
4
P
P
P
P
NA
Shopping centre
3
P
P
C1
C1
NA
Tavern, beverage room, cabaret,
cocktail lounge
3
P
P
C1
C1
NA
Theatre
5
P
P
C1
C1
NA
Trade workshop
4
P
P
P
P
NA
Veterinary clinic
10
P
C2
C2
C2
C2
Industrial Use
Bulk/fuel/oil/fertilizer sales & storage
9
P
P
P
P
P
Cartage/freighting and trucking yard
9
P
P
P
P
P
Chemical product plant
8
C2
C2
C2
C2
C2
Feed mill
8
C2
C2
C2
C2
C2
Grain elevator
8
C2
C2
C2
C2
C2
Gravel & sand pit
8
C2
C2
C2
C2
C2
Light industrial facility
- office or lab
3
P
P
C1
C1
NA
- other
9
P
P
P
P
P
Manufacturing & processing operation
8
C2
C2
C2
C2
C2
Asphalt manufacturing
8
C2
C2
C2
C2
C2
Oil & gas plant
8
C2
C2
C2
C2
C2
Raw material processing plant
8
C2
C2
C2
C2
C2
Ready mix concrete plant
8
C2
C2
C2
C2
C2
Seed cleaning plant
8
C2
C2
C2
C2
C2
Warehousing
9
P
P
P
P
P
Public/Semi Public Use
Cemetery/crematorium
9
P
P
P
P
P
Church
5
P
P
C1
C1
NA
Community centre
5
P
P
C1
C1
NA
Fraternal lodge
5
P
P
C1
C1
NA
Hospital/nursing home
1
P
C1
NA
NA
NA
Library
3
P
P
C1
C1
NA
Natural bird habitat
8
C2
C2
C2
C2
C2
Public incinerator
8
C2
C2
C2
C2
C2
Pumping station
9
P
P
P
P
P
Sanitary landfill site
8
C2
C2
C2
C2
C2
Sanitorium
1
P
C1
NA
NA
NA
School/college
3
P
P
C1
C1
NA
Thermal electric plant
8
C2
C2
C2
C2
C2
Tourist information booth
4
P
P
P
P
NA
Water reservoir
8
C2
C2
C2
C2
C2
Recreational Use
Archery range
11
C2
C2
C2
C2
C2
Arena/swimming pool
5
P
P
C1
C1
NA
Band shell
6
P
P
C3
C3
C3
Campground
7
P
P
P
NA
NA
Club house
5
P
P
C1
C1
NA
Community league building
6
P
P
C3
C3
C3
Golf course
6
P
P
C3
C3
C3
Jogging trail
6
P
P
C3
C3
C3
Outdoor sports facility
6
P
P
C3
C3
C3
54
Playground
6
P
P
C3
C3
C3
Public park
6
P
P
C3
C3
C3
RV parking facility
7
P
P
P
NA
NA
Residential use
Apartment
1
P
C1
NA
NA
NA
Boarding/lodging house
1
P
C1
NA
NA
NA
Basement suite
Accessory use
Duplex
1
P
C1
NA
NA
NA
Group care facility
1
P
C1
NA
NA
NA
Mobile home
1
P
C1
NA
NA
NA
Mobile home park
1
P
C1
NA
NA
NA
Residential replacement and infill
2
P
C1
C1
C1
C1
Rowhouse
1
P
C1
NA
NA
NA
Single family dwelling
1
P
C1
NA
NA
NA
55
SCHEDULE 3
TABLE 2
LAND USE CONDITIONS
C1
Construction shall conform to the exterior acoustic insulation requirements of Part11 of the Alberta
Building Code 1990 declared in force by the Alberta Building Regulation, 1991 (Alta. Reg. 109/91) for those
NEF areas other than the NEF 25 - Area unless otherwise stated in this Regulation. Where this condition is
specified, the development officer shall indicate on the development permit the noise contours between which
the proposed development site would be located for reference of the building inspector at the time the
building permit application is filed.
C2
A copy of the application must be sent to the Department for comment before the development officer
decides whether or not a development permit will be issued.
C3
The development shall not include permanent seating facilities for more than 12 spectators.
56
SCHEDULE 4
HEIGHT LIMITATIONS
CAMROSE AIRPORT VICINTIY PROTECTION AREA
Basic strip
1 The basic strip is a rectangular area measured 60 metres out from each end of the runway, 75 metres on
each side of the centre line of the runway and with a total length of 1491.8 metres.
Take-off/approach surfaces
2 There are take-off/approach surfaces abutting and extending out from each end of the basic strip and in each
case the surface is an imaginary surface consisting of an inclined plane
(a) the commencement of which coincides with the end of the basic strip,
(b) that rises at a slope ratio of 1:40 (2.5%) measured from the end of the basic strip,
(c) that diverges outward on each side as it rises, at a rate of 15% measured from the
respective projected sides of the basic strip, and
(d) that ends at its intersection with the outer surface.
Transitional surfaces
3 There is a transitional surface associated with each side of the basic strip, and in each case the transitional
surface is an imaginary surface consisting of an inclined plane that
(a) commences at and abuts the sides of the basic strip,
(b) rises at a slope ratio of 1:7 (14.3%) from an elevation at the centre point of the runway
opposite the proposed development, and measured from the sides of the basic strip, and
(c) ends at its intersection with the outer surface and the take-off/approach surfaces.
Airport zoning reference point elevation
4 The airport zoning reference point elevation is the elevation used to establish the height of the outer surface
and for the purpose of this Regulation is deemed to be 737.6 metres above sea level.
Outer surface
5 The outer surface of the protection area is an imaginary common plane established at a constant elevation of
45 metres above the airport zoning reference point elevation and extending to the boundary of the protection
area.
General
57
6 The area locations of the take-off/approach surfaces and transitional surfaces are represented on the map
shown in Schedule 5, but if any discrepancy exists between the description of the take-off/approach surfaces
or transitional surfaces in this Schedule and their location on the map in Schedule 5, the description in this
Schedule prevails.
58
Schedule 5 - Height Limitation Map
59
Schedule 6 - Electronic Facilities Protection Map
60
Appendix B: Hierarchy of Plans
61
Appendix C: MGB Annexation Principles
BOARD ORDER NO. MGB 123/06 ANNEXATION PRINCIPLES
In the absence of criteria authorized by section 76 of the Act and in order to deal with the various
issues raised by the affected parties, the landowners and the interest groups, the MGB has
developed a series of annexation principles. The MGB has developed these principles from the
examination of the annexation provisions in the Act, the Provincial Land Use Policies and previous
annexation orders and recommendations. These principles are based on significant annexation
decisions prior to 1995 and a total of nearly 170 annexations processed since the introduction of the
1995 Municipal Government Act. In summary, these principles include the following:
1. Annexations that provide for intermunicipal cooperation will be given considerable weight.
Cooperative intermunicipal policies in an intermunicipal development plan will be given careful
consideration, weight and support so long as they do not conflict with Provincial policies or
interests.
2. Accommodation of growth by all municipalities (urban or rural) must be accomplished without
encumbering the initiating municipality and the responding municipality's ability to achieve
rational growth directions, cost effective utilization of resources, fiscal accountability and the
attainment of the purposes of a municipality described in the Act.
3. An annexation or annexation conditions should not infringe on the local autonomy given to
municipalities in the Act unless provisions of the Act have been breached or the public interest
and individual rights have been unnecessarily impacted.
4. An annexation must be supported by growth projections, availability of lands within current
boundaries, consideration of reasonable development densities, accommodation of a variety of
land uses and reasonable growth options within each municipality (initiating and responding
municipality).
5. An annexation must achieve a logical extension of growth patterns, transportation and
infrastructure servicing for the affected municipalities.
6. Each annexation must illustrate a cost effective, efficient and coordinated approach to the
administration of services.
7. Annexations that demonstrate sensitivity and respect for key environmental and natural features
will be regarded as meeting provincial land use policies.
8. Coordination and cost effective use of resources will be demonstrated when annexations are
aligned with and supported by intermunicipal development plans, municipal development plans,
economic development plans, transportation and utility servicing plans and other related
infrastructure plans.
9. Annexation proposals must fully consider the financial impact on the initiating and responding
municipality.
10. Inter-agency consultation, coordination and cooperation is demonstrated when annexations
proposals fully consider the impacts on other institutions providing services to the area.
11. Annexation proposals that develop reasonable solutions to impacts on property owners and
citizens with certainty and specific time horizons will be given careful consideration and weight.
12. Annexation proposals must be based on effective public consultation both prior to and during
any annexation hearing or proceedings.
13. Revenue sharing may be warranted when the annexation proposal involves existing or future
special properties that generate substantive and unique costs to the impacted municipality(s) as
part of the annexation or as an alternative to annexation.
14. Annexation proposals must not simply be a tax initiative. Each annexation proposal must have
consideration of the full scope of costs and revenues related to the affected municipalities. The
financial status of the initiating or the responding municipality(s) cannot be affected to such an
62
extent that one or the other is unable to reasonably achieve the purposes of a municipality as
outlined in section 3 of the Act. The financial impact should be reasonable and be able to be
mitigated through reasonable conditions of annexation.
15. Conditions of annexation must be certain, unambiguous, enforceable and be time specific.
63
Appendix D: Enabling Legislation
This Plan is prepared and adopted pursuant to the Municipal Government Act which provides that:
Intermunicipal development plans
631(1) Two or more councils of municipalities that have common boundaries that are not members
of a growth region as defined in section 708.01 must, by each passing a bylaw in accordance
with this 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.
(1.1) Despite subsection (1), the Minister may, by order, exempt one or more councils from the
requirement to adopt an intermunicipal development plan, and the order may contain any
terms and conditions that the Minister considers necessary.
(1.2) Two or more councils of municipalities that are not otherwise required to adopt an
intermunicipal development plan under subsection (1) may, by each passing a bylaw in
accordance with this 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
(a) must address
(i)
the future land use within the area,
(ii)
the manner of and the proposals for future development in the area,
(iii)
the provision of transportation systems for the area, either generally or specifically,
(iv)
the co-ordination of intermunicipal programs relating to the physical, social and
economic development of the area,
(v)
environmental matters within the area, either generally or specifically, and
(vi)
any other matter related to the physical, social or economic development of the area
that the councils consider necessary,
And
(b) 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.
64
Appendix E: Plan History and Process
PLAN HISTORY
The Municipalities adopted the first Intermunicipal Development Plan in 2010. The plan
focused on creating development zones separating areas that would be serviced and those
that would be unserviced. The boundaries of the serviced areas were based on the City of
Camrose 2006 Growth Study 50 year growth plan and the approximately 2-mile referral area
around the City aligned with the County's Municipal Development Plan's 2 mile notification
area and historic planning documents dating back to the Battle River Regional Plan in 1982.
In 2014, Council's agreed that small updates to the plan were required. These were primarily
administrative in nature addressing how the Committee operates, timeline for plan review,
and committee membership and clarification of specific clauses. The other change added
Highway 26 as a Highway Corridor.
In 2019, it was determined that the IDP needed a more extensive review to clarify
interpretation, redefine the coordinated service areas and referral areas, and add sections on
annexation.
The Committee met several times with a mediator, and tasked administration to review the
existing growth and master plans to draft a revision of the document. The draft was
circulated to the public and a joint public hearing was held to receive community feedback.
PLAN PROCESS
1. The City and County continue to recognize the importance of a coordinated approach to
planning and development in building a strong community and agree that a shared plan helps
guide growth to balance their individual and collective needs.
2. The CIC decided that a complete rewrite on the IDP was not necessary and tasked
administration from both municipalities to draft the IDP.
3. After the draft IDP was agreed to in principle by the CIC, it was circulated to the Public through
a Public Open House, prior to revisions being made.
4. After the Public Open House was held, amendments were made and the document was
presented to both Councils for first reading. Then a Joint Public Hearing was held prior to
finalizing the new Intermunicipal Development Plan.
5. The public consultation process satisfied the requirements of Section 636 of the Act with respect
to the preparation of statutory plans.
65
Appendix F: Land Use Bylaw Information
Camrose County Land Use Bylaw 1373 - General Agriculture District
Permitted
Discretionary
Accessory Buildings
Agriculture
Forestry and Tree Farming
Home Business, Minor*
Home Office
Intensive Agricultural Operations*
Intensive Livestock Operation*
Public Parks, Playgrounds & Recreational
Facilities
Public Utilities
Residence, Manufactured
Residence, Modular
Residence, Ready to move
Residence, Site Built
Shipping Containers/Seacans
Small WECS
Water Storage and Treatment Sites*
Agricultural Industrial Uses
Airstrips
Bed and Breakfast Operations
Cemeteries
Community Halls
Confined Feeding Operation
Educational Facilities
Fertilizer storage, blending and sales
Guest Ranch Operations
Hangars, control tower, terminal building,
maintenance shops
Home Business, Major
Horse Riding, training & boarding stables
Industrial, commercial, and storage uses
which benefit from or contribute to airport
operations
Kennels
Landfill Sites
Moved-In Buildings (non-residential)
Natural Resource Extraction
Public or Quasi-Public Uses
Religious Institutions
Residence, Pre-existing moved onto site
Rodeo Grounds
Runways & Taxiways
Second Residence
Sewage Treatment Lagoons
Solar Farm
Transfer Stations
Veterinary Clinics
Wind Energy Farm
* are permitted use permits that must be circulated to the City, who have 5 business days to review
per 6.2.4.1.
66
City of Camrose Land Use Bylaw 2929-17 - Urban Services District
Permitted Uses
Discretionary Uses
Bed and Breakfast
Campground, Special Event
Kennel
Day Care Facility
Family Day Home
Greenhouse and Market Garden
Home Occupation
Home Office
Mobile Home
Pet Service
Recreation Facility, Outdoor
Secondary Suite
Single
Detached Dwelling
Utility Structure
Agriculture
Animal Hospital
Campground
67
Appendix G: Limited Agricultural Uses
Building size shall not exceed 3252m2 (35,000ft2). This excludes buildings that do not
require a building permit under the Alberta Building Code.
Camrose County Land Use Bylaw 1373 - General Agriculture District
Permitted
Discretionary
Accessory Buildings
Agriculture
Forestry and Tree Farming
Home Business, Minor
Home Office
Public Parks, Playgrounds & Recreational
Facilities
Public Utilities
Residence, Manufactured
Residence, Modular
Residence, Ready to move
Residence, Site Built
Shipping Containers/Seacans
Small WECS
Water Storage and Treatment Sites
Agricultural Industrial Uses
Airstrips**
Bed and Breakfast Operations
Cemeteries
Community Halls
Educational Facilities
Fertilizer storage and blending
Guest Ranch Operations
Home Business, Major**
Horse Riding, training & boarding stables
Intensive Agricultural Operations
Kennels
Moved-In Buildings (non-residential)
Public or Quasi-Public Uses
Religious Institutions
Residence, Pre-existing moved onto site
Rodeo Grounds
Second Residence
Solar Farm**
Veterinary Clinics
Wind Energy Farm
Note: Any use with ** behind it has additional limitations beyond those listed within the Camrose
County Land Use Bylaw. Additional information is on the next page.
68
Building development shall not exceed 3252m2 (35,000ft2). This excludes buildings that do
not require a building permit under the Alberta Building Code.
City of Camrose Land Use Bylaw 2929-17 - Urban Services District
Permitted Uses
Discretionary Uses
Bed and Breakfast
Campground, Special Event
Kennel
Day Care Facility
Family Day Home
Home Occupation
Home Office
Mobile Home
Pet Service
Recreation Facility, Outdoor
Secondary Suite
Single
Detached Dwelling
Utility Structure
Agriculture
Animal Hospital
Campground
Greenhouse and Market Garden**
Note: Any use with ** behind it has additional limitations beyond those listed within the City of
Camrose Land Use Bylaw. Additional information is below.
Intensive Agricultural Operations
Changed from a permitted to a discretionary use within the residential (yellow) referral area on Map
5: Growth Type up to a maximum of 3252m2 (35,000ft2).
Greenhouse and Market Garden
Changed from a permitted to a discretionary use within the residential (yellow) referral area on Map
5: Growth Type.
Airstrips
Airstrips are limited to temporary airstrips with a grass, gravel or similar base. Hardsurfaced airstrips
will not be allowed within the residential (yellow) referral area on Map 5: Growth Type.
Home Business, Major
No more than 19 non-resident staff at any time.
Solar Farms
No more than 10 hectares (25 acres) of groundcover.
69
Appendix H: Stormwater Management Requirements
The developer must:
a) demonstrate that runoff will be retained on-site and released at a rate equivalent to the capacity
of the downstream system
i.
35L/sec/ha for areas serviced by an existing City storm sewer system, or
ii.
5 L/sec/ha for areas not serviced by a City storm sewer system
for all storm events up to and including the 24-hour. 1:100 year storm event,
b) ensure no drainage from anywhere on the site is directed onto adjacent private properties, but
that storm overflows are directed to public property or along a drainage easement, registered
with the Province of Alberta in the name of the applicable municipality,
c) obtain municipal approval of their stormwater management plan,
d) implement the required changes on site within 1 year of approval, and
e) provide the municipality with confirmation within 1 year of the approval date.
70
Appendix I: Off-Site Levy Equivalencies
CSA
OSL
Area
Transportation
Water
Sanitary
Storm
Total
Without Water
& Sanitary
1
19^
$14,153.00
$6,576.00
$172,393.00
$8,350.00
$201,472.00
$22,503.00
1
23
$14,153.00
$6,576.00
$12,542.00
$8,350.00
$41,621.00
$22,503.00
1
24^
$4,718.00
$2,192.00
$43,761.00
$1,932.00
$52,603.00
2
22
$14,153.00
$6,576.00
$75,838.00
$8,350.00
$104,917.00
2
44
$14,153.00
$6,576.00
$21,136.00
$8,350.00
$50,215.00
3
124
$14,153.00
$6,576.00
$21,136.00
$5,736.00
$47,601.00
3
127
$14,153.00
$6,576.00
$19,668.00
$5,736.00
$46,133.00
4
47
$14,153.00
$6,576.00
$21,136.00
$5,736.00
$47,601.00
5
74^
$18,871.00
$6,576.00
$11,244.00
$22,249.00
$58,940.00
5
75
$14,153.00
$6,576.00
$25,934.00
$27,102.00
$73,765.00
5 131^
$14,153.00
$6,576.00
$19,688.00
$5,736.00
$46,132.00
5
132
$14,153.00
$6,576.00
$17,588.00
$22,249.00
$60,566.00
6
76
$14,153.00
$6,576.00
$18,035.00
$882.00
$39,646.00
6
77^
$14,153.00
$6,576.00
$15,409.00
$882.00
$37,021.00
6
78
$14,153.00
$6,576.00
$13,377.00
$882.00
$34,988.00
6
93^
$14,153.00
$6,576.00
$13,377.00
$882.00
$34,988.00
7
88^
$23,508.00
$4,384.00
$15,096.00
$882.00
$43,871.00
7
89^
$9,436.00
$4,384.00
$11,244.00
$882.00
$25,946.00
7
104
$9,436.00
$4,384.00
$14,790.00
$882.00
$29,492.00
8
34
$9,436.00
$6,399.00
$27,795.00
$8,115.00
$51,745.00
8
59
$9,436.00
$6,399.00
$27,795.00
$8,115.00
$51,745.00
9
33
$18,871.00
$9,599.00
$27,795.00
$8,115.00
$64,380.00
9
58
$18,871.00
$9,599.00
$27,795.00
$8,115.00
$64,380.00
These numbers are taken from the City of Camrose Off-Site Levy Model and are to be used as
equivalent development fees on the adjacent county lands as shown on Map 10: Off-Site Levy
Equivalencies until December 31, 2020, or until an Intermunicipal Off-Site Levy is approved,
whichever is first.
In CSA 1, the Off-Site Levy charges for water and sanitary are excluded from the price since the
intent of CSA 1 is to not provide water or sanitary services in the area.
^ Is used within City Boundaries only.