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Village of Consort
Portion of Northwest ¼ Section 14-35-W4M
Multi-lot Commercial/Industrial
East Area Structure Plan
ADOPTED BY BYLAW NO. A-852 ON May 21st, 2019
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
2
TABLE OF CONTENTS
1.0
Background
4
2.0
Purpose
4
3.0
Interpretation
7
4.0
Site Analysis
8
4.1
Site Conditions
8
4.2
Existing Development
8
4.3
Existing Roadways & Utilities
8
4.4
Development Constraints/ Opportunities
9
5.0
Policies
10
5.1
General Development
12
5.2
Agriculture
12
5.3
Commercial/Industrial
12
5.4
Roadways & Utilities
12
5.5
Municipal Reserve
13
6.0
Development Concept
13
7.0
Subdivision/Development Staging
13
8.0
Implementation
14
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
3
List of Figures
Figure 1
Location Map
5
Figure 2
Plan Area
6
Figure 3
Development Concept Map 1
11
Figure 4
Development Concept Map 2
15
Figure 5
Future Development Phases Map
16
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
4
1.0
Background
The Plan area for the Village of Consort East Area Structure Plan encompasses the
western portion of the Northwest quarter of Section 14, Township 35, Range 6, west of
the Fourth Meridian. The Plan area is in the east portion of the Village of Consort
immediately north of Highway 12, east of Highway 41, and south of Township Road 35-
3.
This ASP has been undertaken at the request of the Village of Consort to establish a
land use and development concept for the plan area to be used for multi-lot commercial
and industrial purposes.
2.0
Purpose
The purpose of this Area Structure Plan is to provide a framework for subsequent
subdivision and development of the Plan Area. The Area Structure Plan accomplishes
this purpose by addressing the following objectives.
- To ensure that any proposed development or subdivision within the Plan Area is
consistent with the policies and objectives of the Village of Consort.
- To provide a framework to assist in the evaluation of future subdivision and
development in the Plan Area by describing future land uses, transportation
networks and public utility systems.
- To outline and describe a sequence of development through the identification of
development phases in order to allow development to occur in stages.
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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3.0
Interpretation
The policies contained in this plan are written to ensure a measure of flexibility in
response to changes that may occur as the Plan Area is developed and/or
subdivided. The policies contained in the Area Structure Plan utilize and make
reference to a number of terms and phrases. The following interpretations shall be
used:
"shall" is an operative word which means mandatory compliance; the action is
obligatory.
"should" is an operative word which means compliance in principle but is subject
to the discretion of the approving authority or Council in situations where
compliance is impractical or undesirable. It is strongly advised, however, that the
action be taken.
"may" is an operative world which means that a choice is available; no particular
guidance or direction is intended.
"Plan" means the Area Structure Plan.
"Plan Area" means the area as shown in Figure 2 located within the Village of
Consort.
All other terms and phrases have the same meaning respectively assigned to them
in the Village of Consort Planning Documents and amendments thereto and/or the
Municipal Government Act.
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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4.0
Site Analysis
4.1
Site Conditions
The Plan Area is generally flat with a gentle slope to the southwest corner.
Historical land uses within the plan area are agricultural with some
commercial development already in existence. For this reason, the area
should be developable for commercial and/or industrial development
without the need for much grading. There is a utility (gas) easement which
runs diagonally across the northern portion of the subject property.
The plan area is currently within the 'C-2' - General Commercial Land Use
District. Any lots that would desire to be utilized for Industrial use would
have to be rezoned to an Industrial zoning category.
4.2
Existing Development
A portion of the plan area has been subdivided with several of the
resulting lots being utilized for commercial uses.
4.3
Existing Roadways & Utilities
Roads
The Plan Area is bound by Highway 12, Highway 41, and Township Road
35-3 with access via Highway 41, and Township Road 35-3
Electrical
An above ground power line currently exists on the subject property which
could supply electricity to the remainder of the undeveloped lands.
Telephone
Telephone lines are located on the subject property and may be extended
if needed.
Gas
Natural gas is available through ATCO.
Water
Water services are supplied by the Village of Consort.
Sewer
Sanitary servicing for the plan area is provided by the Village of Consort.
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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Stormwater
Stormwater is to be handled by an existing lot owned by the Village of
Consort in the southwest portion of the subject property. The natural
drainage patterns should be recognized at the time of development to
ensure grading does not negatively affect existing sites or landowners.
Oil and Gas Development
There is a natural gas easement which runs diagonal across the subject
property. Abandoned oil and/or gas wells on site are believed to have
been capped and decommissioned as required and development currently
exists above one in the north portion of the subject property. However, this
is uncertain. All oil and gas development on the subject property will have
to be addressed in any development proposal.
4.4
Development Constraints/ Opportunities
Constraints:
Natural Gas Easement
There is a natural gas easement running diagonally across the northern
portion of the subject property which will have to be accommodated by
any plan and future development.
Oil Wells
Any abandoned or existing oil wells on the subject property will have to be
accommodated in any development proposal.
Access
Access to the northeast portion of the ASP is difficult given existing
subdivided lots and the eastern extent of land annexed into the Village of
Consort which constrains the east-west length of lots that could be
developed in this area. Thus, potential access to these lots is addressed in
Section 5.4.1 of this plan.
Opportunities:
Existing Infrastructure
Existing infrastructure on the subject property such as roads and utilities
can be utilized and expanded upon to accommodate the desired
development.
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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5.0
Policies
The development concepts were prepared for the Plan Area taking into
consideration the development constraints and opportunities. The concepts show
generalized land uses as well as access / approach and road locations.
- Commercial / Industrial
o With the existence of commercial development already on a portion
of the subject property and the Municipal Development Plan
indicating the entire area for future commercial development,
commercial development on the remainder of the undeveloped
portion of the subject property would be consistent.
o With the need for industrial lands within the Village of Consort, a
portion of the subject property in the east being the furthest away
from existing residential development within the Village may be
suitable for industrial development. If this is desired, any lots which
are created through subdivision would also require an amendment
to the Municipal Development Plan from future commercial to future
industrial as well as a land use bylaw amendment (rezoning) from
C-2 commercial to an appropriate industrial zoning category.
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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5.1
General Development
5.1.1 All subdivision and/or development activity that occurs within the
Plan Area shall conform to the Village of Consort Land Use Bylaw
and Statutory Planning Documents.
5.1.2 Proposed development shall take into consideration the existing
utilities and roadways. The developer shall be responsible for any
costs associated with the relocation and/or extension of any
existing utility or roadway.
5.1.3 Developers of land within the Plan Area may be required to enter
into an agreement with the Village of Consort for the provision of
services.
5.1.4 Figures 3 and 4, the Development Concepts are conceptual only
to provide a general guide for the location of access, roadways and
parcels.
5.2
Agriculture
5.2.1 The development of intensive livestock operations on the
agricultural lands within the Plan Area shall not be permitted. Land
use of vacant land areas within the plan area may continue to be
extensive agriculture (hay production or cropping) until
development of the subject land occurs.
5.2.2 Livestock shall not be permitted within the plan area. The area is
intended to be strictly commercial or industrial in nature without
livestock (horses, donkeys, goats, cattle, etc.).
5.3
Commercial/Industrial
5.3.1 Commercial/Industrial land uses may be developed in accordance
with all Village of Consort regulations including but not limited to the
Land Use Bylaw and Municipal Development Plan.
5.4
Roadways & Utilities
5.4.1
The plan area shall utilize the existing accesses from Highway 41,
and Township Road 35-3. If a full size road right-of-way meeting
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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the requirements of the Village of Consort cannot be utilized
for access to any lots from the existing roads accessed from
Highway 41 or Township Road 35-3 within the Village of
Consort, alternative access utilizing a full size road right-of-
way meeting the requirements of the Village of Consort may be
provided from the adjacent land to the east within Special
Areas once it has been annexed into the Village of Consort.
5.4.2
Road development and access shall be required to the satisfaction
of the Village of Consort.
5.4.3
If required, any future improvements to accesses and internal roads
shall not be at the cost of the Village of Consort.
5.4.4
Stormwater management may be required when considered
necessary to ensure existing parcels are not negatively affected by
changes in storm water flows and drainage patterns to the
satisfaction of the appropriate authorities.
5.4.5
All utilities (natural gas, electrical, water, sewer, etc.) shall be
provided by the developer to the property line of each parcel.
Purchasers shall be required to determine private water and sewer
requirements at the time of development.
5.5
Municipal Reserve
5.5.1
Municipal reserve may be required as land or money-in-place of
land as part of the subdivision of the subject lands in accordance
with the Municipal Government Act.
6.0 Development Concept
Figures 3 & 4 - Development Concepts provide the general concepts for the
proposed plan area.
7.0
Subdivision/ Development Staging
Figures 3, 4 and 5 illustrate the sequence of development of land within the Plan
Area and on land to the east which may be annexed into the Village of Consort.
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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Phase 1:
Phase 1 consists of already subdivided lots some of which have existing
development on them.
Phase 2:
Phase 2 consists of lands yet to be subdivided for commercial or industrial
development. If Development Concept 2 is chosen, the road access depicted in
Figure 5, immediately to the east of the Village of Consort within Special Area 4
will have to be annexed into the Village and provided (built) to required standards
as part of any Phase 2 development.
Phase 3:
Phase 3 consists of lands that may be annexed into the Village in the future and
depicts how the proposed ASP for Phase 2 could integrate with Phase 3.
8.0
Implementation
The adoption of the Area Structure Plan in accordance with Section 633 of the
Municipal Government Act will result in the plan becoming a statutory document
of the Village of Consort and will guide further subdivision and development
within the plan area.
The plan area is currently classified 'C-2'- General Commercial District that
provides specific regulations for development within the Village of Consort. The
plan area is on the eastern edge of the Village of Consort which provides it with an
excellent opportunity to be used for commercial uses transitioning into industrial
uses as desired.
This Area Structure Plan is intended to establish a long-term pattern for the plan
area. Modifications which are consistent with the overall plan may be considered
without the need for plan amendments at the discretion of the Subdivision and/or
Development Authority. There is a possibility that future conditions may require
amendments to this plan. Prior to adopting any additional amendment to this
plan, the proposed amendment should be referred to Palliser Regional Municipal
Services for comments to be presented at the Public Hearing.
VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
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VILLAGE OF CONSORT
EAST AREA STRUCTURE PLAN
BYLAW NO. #A-852 - ADOPTED May 21st, 2019
16