Area Structure Plan - Lakeview Estates - Bylaw 1-2022
County of Barrhead No. 11, Alberta
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COUNTY OF BARRHEAD NO. 11
Province of Alberta
BYLAW NO. 1-2022
LAKEVIEW ESTATES AREA STRUCTURE PLAN
Page 1 of 1
Page 1 of 1
A Bylaw of the County of Barrhead No. 11, in the Province of Alberta, adopting the Lakeview
Estates Area Structure Plan.
WHEREAS the Municipal Government Act, R.S.A 2000, as amended authorizes a municipality to
adopt by bylaw an Area Structure Plan; and
WHEREAS an Area Structure Plan has been prepared for Lot 1, Block 1, Plan 1022082, within the
NW 18-57-2-W5, based on public input and studies of land use, development and other
relevant data; and
WHEREAS the aforesaid Area Structure Plan describes the way in which the future development
of Lot 1, Block 1, Plan 1022082 within the County of Barrhead No. 11 may be carried out in an
orderly and economic manner.
NOW THEREFORE the Council of the County of Barrhead No. 11, duly assembled, and pursuant
to the authority conferred upon it by the Municipal Government Act R.S.A. 2000, c. M-26 as
amended, enacts as follows:
1. That this bylaw may be cited as the "Lakeview Estates Area Structure Plan."
2. That the text and maps attached hereto as Schedule "A" be adopted as the Lakeview
Estates Area Structure Plan.
3. The invalidity of any section, clause, sentence, or provision of this bylaw shall not affect
the validity of any other part of this bylaw, which can be given effect with such invalid
part or parts.
4. That this bylaw shall come into force and take effect upon third reading.
FIRST READING GIVEN THE 1ST DAY OF FEBRUARY 2022.
SECOND READING GIVEN THE 3RD DAY OF MAY 2022.
THIRD READING GIVEN the 7TH DAY OF JUNE, 2022.
ORIGINAL SIGNED
D. Drozd
Reeve
Seal
D. Oyarzun
County Manager
ADVERTISED in Barrhead Leader on:
February 8, 2022, and
February 15, 2022.
PUBLIC HEARING held on March 1, 2022.
1
Lakeview Estates at Lac La Nonne
Area Structure Plan
Lot 1 Block 1 Plan 102-2082
& Plan 142-0619
Within
NW 18-57-2-W5
County of Barrhead No. 11
May 26, 2022
File #8050300
"-'- Scheffer Andrew Ltd.
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Plannt1rs I Eng ,nt1t1rs
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
i
Contents
1
Background information .................................................................................................. 3
1.1
Introduction ............................................................................................................. 3
1.2
Purpose ................................................................................................................... 3
1.3
Plan Area and Location ........................................................................................... 3
1.4
Ownership ............................................................................................................... 3
2
Policy Context ................................................................................................................... 5
2.1
Upper Athabasca Regional Plan (UARP) ............................................................... 5
2.2
Municipal Development Plan .................................................................................. 5
2.3
Lac La Nonne Intermunicipal Development Plan .................................................... 6
2.4
Area Structure Plan ................................................................................................. 6
2.5
Land Use Bylaw ...................................................................................................... 6
3
Site Analysis ..................................................................................................................... 6
3.1
Site Description ....................................................................................................... 6
3.2
Land Use Context ................................................................................................... 7
3.3
Biophysical Assessment ..................................................................................... ..10
3.4
Geotechnical Assessment .................................................................................... 11
3.5
Resource Extraction .............................................................................................. 11
3.6
Phase I Environmental Site Assessment .............................................................. 11
3.7
Historical Resources ............................................................................................. 12
4
Development Concept .................................................................................................... 14
4.1
Overall Concept .................................................................................................... 14
4.2
Site Usage .......................................................................................................... .16
4.3
Environmental Protection ...................................................................................... 19
5
Infrastructure .................................................................................................................. 21
5.1
Access and Circulation ......................................................................................... 21
5.2
Stormwater Management System ......................................................................... 23
5.3
Waste Water ......................................................................................................... 25
5.4
Water Servicing ..................................................................................................... 25
5.5
Shallow Utilities ..................................................................................................... 25
5.6
Onsite Fire Protection ........................................................................................... 26
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
ii
5.7
Community Services ............................................................................................. 26
6
Public Input ..................................................................................................................... 26
7
Implementation ............................................................................................................... 28
7.1
Development Sequence ........................................................................................ 28
7.1
Approval Process .................................................................................................. 28
List of Figures
Figure 1: Location and Plan Area ................................................................................................ 4
Figure 2: Air Photograph .............................................................................................................. 8
Figure 3: Topography ................................................................................................................... 9
Figure 4: Constraints to Development ....................................................................................... 13
Figure 5: Development Concept ................................................................................................ 18
Figure 6: Transportation Network .............................................................................................. 22
Figure 7: Proposed Storm Water Management Plan ................................................................. 24
Figure 8: Development Sequence ............................................................................................. 29
List of Tables
Table 1: Designated Site Usage by Stage...............................................................................16
Table 2: Population by Stage...................................................................................................17
Table 3: Designated Site Usage...............................................................................................17
Appendices
Appendix A: Abandoned Well Map...........................................................................................30
Appendix B: HRIA Clearance Letters........................................................................................32
Appendix C: Summary of Public Engagement Comments.......................................................45
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
3
1 Background information
1.1 Introduction
In response to the demand for recreational development that is readily accessible to
Edmonton and other urban municipalities, the proponent of the Lakeview Estates at Lac La
Nonne Area Structure Plan is proposing to develop a staged subdivision to meet this need.
The subdivision will provide to its residents a lake front recreational development for four
season use on Lac La Nonne. The subject parcel is approximately 60 minutes north west of
Edmonton on Moonlight Bay on the east side of Lac La Nonne in Barrhead County No. 11.
The proposed development will consist of individually owned lots. The total plan area is
approximately 18.1 ha (45 acres) and is districted for the proposed use (Residential
Recreation-RR).
1.2 Purpose
The Lakeview Estates at Lac La Nonne Area Structure Plan (ASP) provides an overview of
the land use concept including open space, describes the subject area, servicing
requirements needed to support the proposed development including environmental
protection for the lake. This ASP will support future subdivision applications.
1.3 Plan Area and Location
The plan area, within the NW 18-57-2-W5, is located along the eastern shore of Lac La Nonne
in Moonlight Bay in Barrhead County No. 11 (Barrhead County) southwest of the intersection
of Highway 651 and Range Road 25 (Lac La Nonne Road). The plan area can be accessed
via Duncan Road, which intersects Range Road 25 to the east of the plan area. Figure 1
Location and Plan Area depicts the location of the parcel.
1.4 Ownership
This Area Structure Plan has been prepared on behalf of RTD Property Development Inc,
the registered owner of the original plan area of 18.1 ha. The first stage of development of
six lots was registered in 2014 and two of these lots have been transferred to new ownership.
There are no registrations on the parent title that would encumber future development. There
is a temporary turnaround registered on the parcel which can be discharged by the
Municipality when a new turnaround is constructed to support future stages.
LACLANONNE
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Figure 1
LOCATION AND
PLAN AREA
LAKEVIEW ESTATES at LAC LA NONNE
AREA STRUCTURE PLAN
Lot 1 Block 1 Plan 102 2082 & Plan 142 0619
♦
withinNW18-57-2-W5
- - - -
Plan Area Boundary
County of Barrhead
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Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
5
2 Policy Context
2.1 Upper Athabasca Regional Plan (UARP)
The development plan for Lakeview Estates at Lac La Nonne falls within the boundary of the
Upper Athabasca Regional Plan yet to be developed by the Alberta Government (UARP). The
UARP will be prepared under the Land Use Framework which is guided by the Alberta Land
Stewardship Act. The proposed ASP will incorporate the intent of the Land Use Framework
including efficient use of land to reduce the human footprint and conservation and stewardship
on private and public land.
2.2 Municipal Development Plan
The proposed Lakeview Estates at Lac La Nonne Area Structure Plan is consistent with the
Barrhead County Municipal Development Plan Bylaw No. 4-2010 (MDP).
Under Section 3.4 Lakeshore Country Residential Development
The proponent is proposing a fee simple residential development adjacent to Lac La Nonne with
a subdivision design incorporating environmental protection and municipal reserves that is
compliance with this section. Lake quality will be maintained and environmental degradation
minimized with a storm water management system designed to Provincial standards to cleanse
all water entering the lake from the site and no wells or on-site sewage disposal systems
allowed. As part of the development process, the applicant will prepare a formal Stormwater
Management Report (SWMR) that will be submitted for review and approval to the County and
provincial approval agencies to fulfil what is anticipated to be a requirement of the conditional
subdivision approval.
Under Section 4.1 Reserves and Conservation Easements
The bed and shore of Lac La Nonne, as environmentally sensitive land, will be protected by a
30.0m environmental reserve. All other environmentally significant areas identified in the
biophysical assessment will be recognized within the Plan area and will also be protected by an
environmental reserve.
All open space owing under the Municipal Government Act within the Plan area will be dedicated
as land and sited so as to provide open spaces to benefit all County residents and provide
connectivity for wildlife.
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
6
2.3 Lac La Nonne Intermunicipal Development Plan
The proposed ASP is consistent with the development guidelines within the Lac La Nonne
Intermunicipal Development Plan (IDP) between the Summer Village of Birch Cove and Lac Ste.
Anne and Barrhead County. The proponent is proposing residential recreation development in
an area designated for that use in the IDP. The subject parcel consists of marginally productive
farmland and, due to lake proximity, has a high recreational and scenic value. Consistent with
the IDP, the bed and shore of the lake will be protected by an Environmental Reserve and water
released from the site will be not be detrimental to the environmental quality of the lake or lake
shore.
2.4 Area Structure Plan
The subject parcels are not included in an approved area structure plan. This ASP is being
prepared for Council's consideration and approval to support future subdivision applications.
2.5 Land Use Bylaw
The subject parcels are currently districted RR - Residential Recreational, in Barrhead County
Land Use Bylaw No. 5-2010, which provides opportunities for multi-lot recreational residential
development for developable parcels adjacent to Lac La Nonne and Thunder Lake. The
proposed future lots for the fee simple development will have a minimum area of 0.2 ha (0.5
acres) A subdivision approval is required prior to implementation of the proposed use.
3 Site Analysis
3.1 Site Description
The topography at the site is undulating with a maximum elevation difference of 6 to 7
metres. The land on the property and surrounding land slopes from the east and northeast,
downward toward the southwest and the shore of the lake. A rise extends inland through the
west boundary of the site with two knobs of land, one near the northwest and other near the
southwest part of the property. There are low marshy areas in the north central area,
southwest corner east of the bend of Duncan Road into the parcel and along the east
boundary.
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
7
The subject lands are heavily treed with trees cleared during the first stage of development
in order to accommodate the extension of Duncan Road to the north parcel boundary and
the building sites for the first stage of development. The majority of the site is vegetated with
a mixed wood deciduous forest with well drained soils.
The east shore of Lac La Nonne defines the western boundary of the plan area. There is a
transition of vegetation types from the water's edge with bulrushes on muddy shores to reed
grass transitioning to upland grasses and to the deciduous forest.
Along the west side and centre of the site the deciduous forest is dominated by mature
trembling aspen. Balsam poplar is found particularly in lower wetter locations and all of the
forest has an understory of shrubs and trees. The north central and east low area contains
a thicket vegetated by willows around the periphery. The center of this thicket is vegetated
with sedges and marsh reed grass. The lower area in the southwest part of the property also
contains a small thicket again with willows on the periphery and marsh reed grass in the
center.
There is approximately 1250 m (4100 feet) of shore line of Lac La Nonne adjacent to the
subject lands. The original township survey established the bed and shore of the lake in
1903. The bed and shore of Lac La Nonne within the titled area was subsequently surveyed
by L. Chad Finner, A.L.S. on August 26, 2008, along with the top of bank. The determination
of the change in the bed and shore was accepted by the Provincial Government and was
registered in 2010 as Plan 102-2082.
An Air Photograph for the plan area is depicted in Figure 2 and was flown in the summer
of 2014. Figure 3 indicates the Topography of the plan area.
3.2 Land Use Context
The lands directly north of the subject parcel are undeveloped and is a treed site similar to the
subject lands. To the northeast and east are existing country residential development. Southeast
and south of the site are existing recreational residential lots with both full time and seasonal use.
The parcel is bounded by Lac La Nonne to the west. The proposed residential use is compatible
with the existing residential uses surrounding the parcel.
Scheffer Andrew Ltd.
Planners & Engineers
Figure 2
AIR PHOTOGRAPH
LAKEVIEW ESTATES at LAC LA NONNE
AREA STRUCTURE PLAN
Lot 1 Block 1 Plan 102 2082 & Plan 142 0619
within NW 18-57-2-11115
County of Bantlead
Scale 1:3000
June 7, 2021
8060300aap6.dgn
LaclaNonne
- - - - - Plan Boundary
11.~ -Scheffer Andrew Ltd.
-
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Planners & Engineers
R4
16
15
14
Figure 3
TOPOGRAPHY
LAKEVIEW ESTATES at LAC LA NONNE
AREA STRUCTURE PLAN
Lot 1 Block 1 Plan 102 2082 & Plan 142 0619
within NW 18 - 57 - 2 - WS
County of Barrhead
Scale 1 :3000
June 7, 2021
8050300asp5.dgn
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
10
3.3 Biophysical Assessment
A Biophysical Impact Assessment was prepared by Green Plan Ltd. dated May 2021 for the
Area Structure Plan area. This report identifies significant and sensitive environmental natural
features in the Plan area and makes recommendations what mitigation and monitoring
measures are necessary to achieve sustainability of the site. It also provides details on the
diversity of upland vegetation in terms of the range of tree cover and general structure (vertical
and spatial complexity) and the wetland features. The rage of biological diversity on the subject
lands provides a viable habitat for many forms of wildlife including ungulates, amphibians and
migratory birds. A copy of this report will be submitted under separate cover.
Specifically, this report identified environmental effects that may occur from lake shore
development and provided recommendations for mitigation from these potential effects on both
the aquatic and terrestrial ecosystem. Examples of recommendations from Section 6.2 Wetland
Impact Avoidance and Minimization of the BIA include:
Protection of significant Wetlands, which will be achieved by dedicating wetlands as
Environmental Reserve .
Managing surface runoff and water quality to the Lake will be achieved by a Storm
Water Management Plan via proposed sedimentation bays.
General Best Management Practices during construction will be complied with during
the construction of the proposed stages by the Contractor, including petroleum products
will not be stored within 100 m of the lakeshore, silt fences will be installed around soil
stockpiles, and environmentally sensitive areas will be delineated by staking.
Furthermore, the ASP will protect the riparian areas, lake shore and wetlands, and in turn the
wildlife and natural features, by:
Dedicating a minimum 30.0 m Environmental Reserve adjacent to the Lake plus a
minimum 6.0 m setback from the Top of Bank to the property line of the lots.
Development will not be allowed in this area.
Provision of channeling public access to the lake via a linear Municipal Reserve to the
Environmental Reserve thus reducing the potential of individual lot owners cutting their
own access illegally across the Environmental Reserve lot
Utilizing natural drainage and topography, thus minimizing the direct and indirect impacts
to the wetlands.
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
11
3.4 Geotechnical Assessment
A Geotechnical Site Investigation Report for the site was prepared by Hagstrom
Geotechnical Services Ltd. dated October 20, 2008 and provides an assessment on the parcel
subsurface conditions and provides recommendations for the development of municipal
infrastructure and homes. The subsurface conditions of the titled area are favourable in most
areas for the proposed development.
The geotechnical report provides an assessment of groundwater conditions. Figure 4 indicates
areas of high water table at the time of the drilling. The report does not preclude construction of
homes in areas of high ground water table and recommends additional testing by the home
owner to support home construction. Specifically, it is recommended that at least two test holes
be drilled by a qualified geotechnical professional at each home location to confirm the soil and
groundwater conditions. This qualified professional may make additional home site specific
recommendations. The County of Barrhead may require a Geotechnical Site Investigation
Report to support future subdivision applications.
The geotechnical report will be submitted under separate cover to the municipality.
3.5 Resource Extraction
A land development package dated June 2008 was received from the Energy Resources
Conversation Board (ERCB). A review of the package indicates that there are no constraints to
development on the quarter section or on adjacent lands from resource development that would
affect residential development. A review of the Abadata website on January 14, 2022 confirms
the same conclusions as the ERCB package. There are no abandoned well sites on the subject
lands or in close proximity. Appendix A contains a map generated from the Alberta Energy
Regulator website on "Alberta Abandoned Well Locations" dated February 16, 2021 indicating
the location of abandoned wells in the map area.
3.6 Phase I Environmental Site Assessment
Wood Environment & Infrastructure Solutions were engaged to prepare a Phase I Environmental
Site Assessment to identify actual or potential environmental contamination of the subject lands
that may have resulted from previous land use, construction, management or operation of the
property. This document, dated May 2018, identified no concerns on the site that would require
additional investigation. A copy of the report will be submitted under separate cover.
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
12
3.7 Historical Resources
The Historic Resources Act Clearance letter with conditions from Alberta Culture Heritage
Division was received December 2, 2009 for the first stage of subdivision within the plan area.
To support this clearance request, Alberta Western Heritage, Inc. was engaged by the developer
to prepare a Historical Resource Impact Assessment of the parcel. Two archaeological sites
were discovered during the heritage assessment and additional testing was completed to
ascertain the extent of the sites. The report is dated April 2009 and will be submitted under
separate cover. The first stage of development did not encroach into the archaeological sites
thus partial clearance for the parcel was given.
In order to obtain clearance for the balance of the parcel, AMEC Environment & Infrastructure
was contracted by the client to conduct a detailed field study on the site immediately adjacent
to the lake. The report, Historic Resource Impact Assessment dated January 2015 will be
submitted under separate cover to the municipality.
The Historic Resources Act Clearance letter with conditions from Alberta Culture Heritage
Division was received September 1, 2015. Development on the balance of the site is allowed
under this Provincial Act, except for the area in the southeast portion of the parcel which is to
be excluded from development. This site was not examined further in a field study similar to the
site on the west portion of the parcel which was examined in detail. When subdivided, this
excluded area will be protected by a non-credit Municipal Reserve lot. A Caveat will be
registered on the title of the MR parcel in Stage 4 (identified with a *) to protect the archeological
site and prevent it from being developed until such time a HRIA clearance has been obtained
for the subject parcel. Figure 4 Constraints to Development delineates the identified
archaeological sites. Copies of the Clearance Letters are included in Appendix B.
--··························
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LaclaNonne
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Plan Boundary
Top of Bank
Wetlands (Illustrative Boundary)
High Water Level
Archaeological Site
11.~ -Scheffer Andrew Ltd.
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Planners & Engineers
SW 1/4 Sec 19 - 57 - 2 - W5
.........................................
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R4
Figure 4
CONSTRAINTS TO
DEVELOPMENT
LAKEVIEW ESTATES at LAC LA NONNE
AREA STRUCTURE PLAN
Lot 1 Block 1 Plan 102 2082 & Plan 142 0619
within NW 18 - 57 - 2 - WS
County of Barrhead
Scale 1 :3000
June 7, 2021
8050300asp5.dgn
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
14
4 Development Concept
4.1 Overall Concept
Figure 5 depicts the Development Concept for Lakeview Estates at Lac La Nonne. The
logical extension of Duncan Road in conjunction with avoidance of the central and east
wetland is the guiding factor of the development concept along with provision of green space
adjacent to as many lots as possible and to provide buffering to existing development to the
south.
There are two roads proposed with residential recreational development on both sides. The
westerly road is an extension of Duncan Road and will currently dead-end until such time
the lands to the north are developed. This road is in the Stage 1 and 2 development. The
future development (unknown timeline) to the north will provide the connection between
Duncan Road and the Idle Hours Road. The Stage 5 lot will be held off the market on the
east side of Duncan Road to provide room for the development of a temporary turnaround
until such time the landowners to the north chose to develop and extend Duncan Road. The
second proposed road is a cul-de-sac heading east north of Stage 1, basically in parallel to
Duncan Road to the south. Stages 3 and 4 are located within the cul-de-sac with a central
park area.
All lots are to be developed will be as per the current Land Use Bylaw for the district which
maintains a minimum lot area of 0.2 ha (0.5 acres). It is anticipated that there will be a
maximum of 37 lots developed in the five stages. The majority of lots are backing onto green
space which is a combination of Environmental (ER) and Municipal Reserve (MR). Duplexes
shall not be permitted within the plan area.
In order to ensure a high standard of development within the Plan area, the Developer has
prepared a Restrictive Covenant with Architectural Controls that will be registered on the title
of each residential lot. The Architectural Controls include such items as requiring the
constructed dwelling to be a minimum square footage of 1400 sq. feet for a single storey
house or 1100 sq feet for a two storey house on one floor and this excludes the area of an
attached garage, separate garages to have a similar exterior style as the house and be
not less than 2 car and not more than 4 car, allowable fence material, and so on.
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
15
Stage 1 and 2 development design is guided by the provision of lake front lots on the west
side of Duncan Road and lots fronting Duncan Road on the east side. Three MR parcels are
being dedicated in Stage 2 which will provide access to the lake shore and provide a green
buffer adjacent to existing development to the south side of Duncan Road. Additionally,
Stage 2 will include the registration of 2 ER lots including: the central wetland and the lands
adjacent to the bed and shore of Lac La Nonne. Stage 4 will provide the balance of the green
buffer to the east and to the south development. A central green area (MR) has also been
provided in the cul-de-sac to provide additional privacy for lots fronting each other. The
majority of the perimeter of the Stage 3 and 4 development will be surrounded by land left
in its natural stage (combination of MR and ER).
The Stage 5 lot will be marketed at such time as when the temporary turnaround can be
removed from Duncan Road. This will occur when the parcel to the north develops and
extends Duncan Road accordingly into their development area and provides either a
connection to the Idle Hours Road or constructs another temporary turnaround within its plan
area.
A combination of Environmental Reserve (ER) and Municipal Reserve (MR) will be dedicated
within the plan area to protect areas of environmental (central and east wetland), historical
(archaeological) concern, provide buffering to existing development to the east and south
and to provide public open space and green space in close proximity to as many lots as
possible. It is anticipated that there will no formal park space development except for the
possibility of a trail developed from the public road to the lakeshore to provide easy access
for residents in the development to access the lakeshore via the linear MR lot. If topography
and the County allows, a trail could be developed thru this MR lot, across the ER lot to the
lake shore. This could provide access to a future seasonal community dock.
Municipal Reserve owing under the current Municipal Government Act (MGA) will be
dedicated as land and there will also be non-credit Municipal Reserve dedication for the
Stage 1 Municipal Reserve parcel and the proposed MR parcel to protect the archaeological
site in the Stage 4 development. This parcel on the development concept has been identified
with an asterik (*). As noted above in Section 3.7 Historical Resources, a Caveat will be
registered on the title of this non-credit MR parcel in Stage 4 to protect the archeological site
and prevent it from being developed until such time as a HRIA clearance has been granted.
It is noted that the Area Structure Plan proposes dedication of Municipal Reserve in excess
of the required amount as per the MGA.
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
16
The dedication of an Environmental Reserve lots at the time of plan registration for Stage 1
and 2 will maintain the riparian area adjacent to Lac La Nonne. The width of the
Environmental Reserve will be a minimum of 30.0m from the legally defined bed and shore.
An additional 6.0m setback from the legal surveyed top of bank will also be protected within
the Environmental Reserve. It is anticipated that approximately 40% of the total area
structure plan parcel will be left in its natural state.
4.2 Site Usage
The statistics for capacity projections and proposed projections for the land use concept are
as follows. Density of development is assuming 2.8 persons per unit. This is a conceptual
density subject to the review and approval of future subdivision applications by Barrhead
County. It is anticipated that the majority of the residents will not be utilizing these homes
for full time use thus student generation for schools was not calculated.
Designated Site Usage
Stage 1
Stage 2
Stage 3
Stage 4
Stage 5
Total Area
% ofTotal
Area (ha}
Area (ha)
Area (ha}
Area (ha)
Area (ha)
18.05
Area
Municipal Reserve
0.00
0.63 -
0.63
0.64
0.00
1.91
10.6%
Municipal Reserve (non-credit)
0.16
0.68
0.00
0.00
0.00
0.84
4.7%
Environmental Reserve
0.35
3.43
0.00
0.81
0.00
4.59
25.4%
Road
0.18
0.53
0.68
0.46
0.00
1.85
10.2%
Public Utility Lots
0.09
0.06
0.09
0.00
0.00
0.24
1.3%
Residential Lots
1.19
2.44
2.46
2.28
0.26
8.63
47.8%
Total Area
1.97
7.17
3.86
4.20
0.26
18.05
100.0%
MR obligation (ha} by stage
0.16
0.43
0.39
0.34
0.03
1.35
Proposed number of residential lots
6
11
11
9
1
37
*stage 2 dedicating additional 0.16 ha for stage 1 and 0.03 ha for stage 5 obligation
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
17
Table 1: Designated Site Usage by Stage
Stage
Number of Units
Population
I
6
17
2
11
31
3
10
28
4
9
26
5
1
3
Total
37
105
Table 2: Population by Stage
Designated site usage
Percentage of total site
Area
Municipal Reserve
15.2%
2.75 ha
Environmental Reserve
25.4%
4.59 ha
Road
10.2%
1.85 ha
Public Utility Lots
1.3%
0.24 ha
Residential Lots
47.8%
8.63 ha
Total
100.0%
18.05 ha
Table 3: Designated site usage
SW 1/4 Sec 19 - 57 - 2 - W5
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Residential Lots
Municipal Reserve (MR)
Environmental Reserve (ER)
Public Utility Lot (PUL)
11.~ -Scheffer Andrew Ltd.
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~
Planners & Engineers
-····················
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16
15
Figure 5
DEVELOPMENT CONCEPT
LAKEVIEW ESTATES at LAC LA NONNE
AREA STRUCTURE PLAN
Lot 1 Block 1 Plan 102 2082 & Plan 142 0619
within NW 18 - 57 - 2 - WS
County of Barrhead
Scale 1 :3000
June 7, 2021
8050300asp5.dgn
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
19
4.3 Environmental Protection
Environmental stewardship of land tends to be enhanced when there is ownership of the
land. Future owners of the lots within this ASP are investing into a lifestyle based upon the
surrounding physical environment. Thus, maintaining or improving the ecosystems both
onsite and offsite will be of paramount concern including the quality of water entering Lac La
Nonne.
a) Septic handling
As per the Alberta Private Sewage Systems Standard of Practice 2015, a soil based
wastewater treatment is not permitted within 90 metres of a lake shore. Beyond 90 metres
a soil based treatment system is permitted. However, on the subject parcel, the
geotechnical investigation has indicated that the subject soils are not suitable for on-site
soil based treatment system. Therefore, a caveat will be registered on all new residential
lot titles notifying that soil-based treatment is prohibited. Each residential development will
then require either a holding tank with pump out by vacuum truck or other alternative
wastewater treatment system that is non-soil based for treatment. This will ensure that
there is no possibility of leaching of sanitary effluent into the water table and lake.
All sewage disposal systems will be required to meet the requirements of the Alberta
Private Sewage System Standard of Practice 2015 or as amended. At the time of the
development permit application for the lot development by the lot owner, the applicable
permit for the selected method of wastewater treatment will be required.
b) Control of surface runoff
Release of oils or hydrocarbons is very unlikely within the ASP area, given that it features
no commercial or industrial land uses, and contains very low density recreational uses.
Therefore, no specific measures are proposed for isolation and removed of oils and/or
hydrocarbons. Design of the sediment bays might consider oils and other floatables, which
will be part of the SWM Report process to review and determine.
On-site stripping and grading of the individual lots is not anticipated at the time of road
construction. The intent is to maintain existing drainage patterns where possible with
channelling of drainage from lots that enters the ditches thru the proposed sedimentation
bays prior to release to Lac La Nonne.
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
20
c)
Tree Removal
Minimizing the removal of trees in the development is crucial as the intent of the development
is to provide ownership of lots in a natural environment. Removal of natural vegetation will
be mitigated and reduced to only what is required to provide a suitable building pocket. A
maximum of 75% of the lot may be cleared of vegetative cover (including trees) as the
building pocket. The building pocket will be identified within the Restrictive Covenant that
will be prepared by the developer for approval by the County at time of subdivision and
registered on the title of the new lots as a condition of subdivision authority approval. Further,
the clearing of vegetation within the ASP area will require a development permit and will
generally only be allowed within the building pockets identified in the restrictive covenant.
Exceptions may be made to remove deadfall, hazardous trees and invasive vegetation.
d) Mitigation Measure During Construction and the Warranty Period
As a condition of the conditional subdivision approval, the developer will be required to enter
into a Development Agreement with the County of Barrhead. As part of the Development
Agreement, the developer will be responsible for ensuring the mitigation measures identified
in 6.3 of the Biophysical Impact Assessment will be implemented and maintained during and
after construction of the development, until the Final Acceptance Certificate (FAC) is issued.
Once the FAC is issued which is the end of the warranty period of the constructed
infrastructure, the Developer's responsibility ends.
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
21
5 Infrastructure
5.1 Access and Circulation
The overall transportation and circulation patterns for the ASP area are shown on Figure 6
Transportation Network. Initial legal and physical access to the site will be via Duncan
Road, accessed off of Lac La Nonne Road (Range Road 25) which is to the east. The Range
Road provides a connection either north to Highway 651 or south on the County rural road
network.
Stage 1 and 2 will be developed on both sides of the extension of Duncan Road to the north
boundary of the plan area. The existing temporary turnaround for Stage 1 will be removed
after the construction of the Stage 2 temporary turnaround at the north boundary of the plan
area. Stages 3 and 4 are accessed by an internal cul-de-sac to the eastern portion of the
plan area north of Stage 1.
A temporary turnaround is proposed to remain on the north end of Duncan Road until such
time the road is continued to the north and tied into the road in Idle Hours Resort. Stage 5
contains the lot that will be registered with the removal of the temporary turnaround. This
road connection will only occur if the landowners to the north chose to develop. It is noted
that east of the subject site, there is an undeveloped legal road right of way connecting
Duncan Road to the Moonlight Bay Estates development which would provide an alternative
road connection to Duncan Road. The timing of the development of this alternative road
connection is at the discretion of the municipality. The alignment of Duncan Road and the
future connection to the north and tie into the road in Idle Hours Resort was chosen to avoid
impacting the Environmental (including wetlands) and Municipal Reserve lots abutting
Duncan Road.
A Traffic Impact Assessment Report was not required by the municipality to support the ASP
and the second stage of development (estimated 11 lots) as the projected timeline for the
full development of the plan area is unknown. At the time of each subdivision application,
Barrhead County may require a Traffic Impact Assessment to support the proposed
subdivision application. The internal roads will be hard surfaced as per Barrhead County
requirements. The cross section will meet all regulations of the County for rural
developments. A trail connection may be provided from the county road west thru the linear
Municipal Reserve and Environmental Reserve to the lake shore if topography and
municipality allows.
SW 1/4 Sec 19 - 57 - 2 - W5
--··········································································
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11.~ -Scheffer Andrew Ltd.
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Figure 6
TRANSPORTATION
NETWORK
LAKEVIEW ESTATES at LAC LA NONNE
AREA STRUCTURE PLAN
Lot 1 Block 1 Plan 102 2082 & Plan 142 0619
within NW 18 - 57 - 2 - WS
County of Barrhead
Scale 1 :3000
June 7, 2021
8050300asp5.dgn
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
23
5.2 Stormwater Management System
Sedimentation bays (sediment traps) are proposed within the development area to manage runoff
from residential lots. A series of ditches and culverts will convey runoff to the sedimentation bays
and ultimately to the lake. Some upgrades to existing ditches may be necessary. The bays will
provide sediment removal from stormwater runoff during a 1:5 year storm before discharge to the
lake. Water quality improvements are planned to be provided by the stormwater management
system prior to discharge into the lake, which includes removal of sediment via sedimentation
bays, infiltration by soils, and filtration through vegetation. Water quality improvements will be
designed to meet Alberta Environment (AEP) guidelines.
The first stage sedimentation bay will require upgrades to properly manage sedimentation
removal from future stages of development. These upgrades include increased capacity/size and
adjusted shape to serve a larger area and will be constructed with the Stage 2 development. A
second sedimentation bay may be added when needed as development progresses in the plan
area. The Public Utility Lot for the future sedimentation bay will be registered with the Stage 3
development. Existing low areas A and B are expected to remain undeveloped and drainage
patterns feeding the areas not anticipated to change with development. Figure 7 Proposed
Stormwater Management Plan shows how overland surface drainage will be routed to manage
the minor and major storm runoff for the proposed development.
Further details, including calculations will be provided to the County and to AEP with the SWM
Report prior to or concurrently with the detailed engineering designs of the development stage(s)
within the ASP. Discharge to Lac La Nonne will not be formally controlled to a specific release
rate given that the development given the size of the receiving water body. Some water detention
will also be provided by roadside ditch culverts by virtue of their normal function. During 1:100
storm events, ditch culverts normally provide some water detention by limiting the hydraulic
capacity of the ditch to convey water. This strategy has been previously approved by Alberta
Environment and Parks for the existing development and we anticipate this will continue to be
the case for future stages of development within the proposed ASP. Design of the sediment
bays might consider oils and other floatables, which will be part of the SWM Report process to
review and determine. However, release of oils or hydrocarbons is very unlikely within this ASP
plan area given that it has no commercial or industrial land uses, and contains very low density
recreational uses. The existing stormwater discharge channel to Lac La Nonne is protected by
existing erosion control measures. Existing erosion control measures will be evaluated prior
and/or during detailed engineering design and upgraded, if necessary.
- - - - - Plan Boundary
Existing Drainage Route
..,..,
Possible Drainage Route/Ditch
Existing Culvert
8111111111119 Existing Sedimentation Bay Upgrades
WI/ii/I/JA Proposed Sedimentation Bay
~ Existing Overland Drainage
R4
16
15
14
Figure 7
PROPOSED STORM WATER
MANAGEMENT CONCEPT PLAN
LAKEVIEW ESTATES at LAC LA NONNE
AREA STRUCTURE PLAN
Lot 1 Block 1 Plan 102 2082 & Plan 142 0619
within NW 18 - 57 - 2 - WS
County of Barrhead
Scale 1 :3000
June 7, 2021
8050300asp5.dgn
~
Scheffer Andrew Ltd.
Planners & Engineers ------------------------------------------
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
25
To minimize the conveyance of sediment and/or contaminants in surface water runoff
during site construction, the Development Authority may require development permit
applications for: lot grading and drainage, the clearing of vegetation, landscaping and/or
the construction of new dwellings and garages on lots within the plan area to include
sediment control plans that identify retention areas and or other silt retention measures
that will be employed on site during construction to control run off.
5.3 Wastewater
Wastewater will not be allowed to treated by soil-based treatment methods due to the
proximity to the lakeshore and that the soil type is not suitable for soil based treatment as
determined by the geotechnical engineer.
The installation of the holding tank or alternative non soil based treatment will be at the time
of the development of the lot by the future owner. Removal of the waste water will be via a
vacuum pump truck and transported to an offsite treatment facility. All tanks will comply
with Alberta Environment and Sustainable Resource Development, Safety Codes and
County of Barrhead standards. Permits for wastewater holding tanks will be granted by
the County assigned
approving
authorities
part
of
the
development
permit
application and be in compliance with the requirements of the Alberta Private
Sewage System Standard of Practice 2015 or as amended.
5.4 Water Servicing
A Preliminary Groundwater Potential Study prepared by Hagstrom Geotechnical
Services Ltd., dated December 19, 2008 reviewed the potential availability of groundwater
for residential development on the parcel. The report concluded that the bedrock aquifer
could support about six additional lots and that cisterns for hauled water should be utilized
for additional lots. Stage 2 and onwards development will require a caveat registered on
each residential title with respect to notifying future landowners that the owner would be in
contravention of Provincial Regulations if a well was to be dug.
5.5 Shallow Utilities
A power service will be provided to each unit via a buried power line and street lights will
illuminate the public road. Telephone service and gas will be provided to the property line of
each lot at the time of the construction of each stage.
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
26
5.6 Onsite Fire Protection
The proposed development will follow the FireSmart Guidebook for Community Protection
issued by the Province of Alberta in February 2013, or as amended. The Guidebook outlines
best practices and proactive measures that can be taken to reduce the risk of fire damage
to settlement areas, where there is an interface between forested natural areas, and areas
that have been developed for human occupation. This will include onsite vegetation
management for fuel removal and fuel reduction. The Guidebook recommends that
landscaping provides a 10m space immediately surrounding homes that is fuel free and that
thinning and pruning trees to reduce wild fire risk in the area that is between 10-30m from
the buildings.
5.7 Community Services
The closest municipality to the plan area with services is the Town of Barrhead. Emergency
services including fire, disaster and emergency medical services (EMS) are based in the
Town. Police services will also be from the Barrhead Detachment of the R.C.M.P
As this is anticipated to be a recreational development with no continuous occupancy, there
was no analysis of local school population generation for County schools.
6 Public Input
Two public engagement sessions were held to provide the community with the opportunity
to learn about the proposed ASP and provide feedback. The first public engagement session
was held in the afternoon of Saturday, March 24, 2018. A public open house was held at
Dunstable School approximately 8 km from the site to inform residents of the preparation of
the proposed Area Structure Plan. Notification of the open house with contact information
and purpose was advertised for two consecutive weeks in the Barrhead Leader and mailed
out to landowners by Scheffer Andrew Ltd. within a radius as provided by Barrhead County
staff on March 2, 2018. Based on the sign-in sheet, 37 people were in attendance. There
were 11 questionnaires received of which one included 20 signatures requesting the
relocation of the stage 3 and 4 road intersection with Duncan Road from the south to the
west and 8 inquiries via phone and email.
Feedback was requested on the Proposed Development Concept, Servicing and Storm
Water Management, Transportation, Environmental Comments and general comments. The
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
27
feedback was reviewed and in response to concerns the following changes were made to
the proposed layout. The road network was revised so that the connection of stages 3 and
4 to Duncan Road occurred on the west leg of Duncan Road between proposed Stages 1
and 2 instead of connecting directly south adjacent to pre-existing development, and the
buffer between Stage 3 and 4 and existing residences to the south was increased.
A second public engagement session was held December 7 to December 21, 2021 on the
revised Lakeview Estates at Lac La Nonne ASP. The ASP was revised based on community
feedback from the Open Houses held March 24, 2018. To comply with Provincial Public
Health Orders regarding COVID-19, the community was provided with online options to
provide feedback, including:
1) Project information was posted on our website (www.schefferandrew.com notices section)
with a survey.
2) Contact information was provided for the Project Planner at Scheffer Andrew Ltd. to learn
more about the proposed development and provide feedback.
Notification of the public engagement session with contact information and purpose was
advertised for two consecutive weeks in the Barrhead Leader and mailed out to landowners
by Scheffer Andrew Ltd. within a radius as provided by Barrhead County staff on December
2, 2021.
Feedback was requested on the revised Proposed Development Concept, as well as the
Transportation Concept, Servicing and Stormwater Management Concept, and
Environment. Most of the public feedback was received by Municipal Planning Services
(MPS), with seven separate landowners providing their feedback to MPS. One landowner
provided comments on two separate occasions (September 27, 2021, and December 13,
2021). Scheffer Andrew Ltd. received 2 responses (1 phone call and 1 follow up email) and
1 email. A summary of the comments from both of the developer public engagement
sessions are in Appendix C: Summary of Public Engagement Comments.
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
28
7 Implementation
7.1 Development Sequence
Staging is indicated in Figure 8 Development Sequence. All stages may be developed
concurrently, in singular or plural depending on market conditions and logical extension of
the road infrastructure.
At the time of this document preparation, it is unknown on what the uptake for new residential
lots adjacent to Lac La Nonne will be. Therefore, it is anticipated that given the residential
nature on the proposed development and adjoining lands, that this document will not be
rescinded by Council in totality in any given time frame. At the discretion of the developer,
amendments to the approved ASP may be brought forward to Barrhead County Council for
their consideration.
7.1 Approval Process
Approval of the Lakeview Estates at Lac La Nonne Area Structure Plan is required to support
future subdivision applications within the plan area. All applications shall meet requirements
as set out in the Barrhead County Land Use Bylaw and other statutory documents.
--············
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11.~ -Scheffer Andrew Ltd.
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Figure 8
DEVELOPMENT SEQUENCE
LAKEVIEW ESTATES at LAC LA NONNE
AREA STRUCTURE PLAN
Lot 1 Block 1 Plan 102 2082 & Plan 142 0619
within NW 18 - 57 - 2 - WS
County of Barrhead
Scale 1 :3000
March 4, 2022
8050300asp6.dgn
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
30
Appendix A: Abandoned Well Map
Projection and Datum:
WGS84 Web Mercator Auxiliary Sphere
Scale:
Base Data provided by: Government of Alberta
Legend
Date Date (if applicable)
Printing Date:
Scheffer Andrew Ltd.
Author
Abandoned Well Map
2/16/2021
36,111.91
Kilometers
0.55
0
The Alberta Energy Regulator (AER) has not
verified and makes no representation or warranty
as to the accuracy, completeness, or reliability of
any information or data in this document or that it
will be suitable for any particular purpose or use.
The AER is not responsible for any inaccuracies,
errors or omissions in the information or data and is
not liable for any direct or indirect losses arising out
of any use of this information. For additional
information about the limitations and restrictions
applicable to this document, please refer to the
AER Copyright & Disclaimer webpage:
http://www.aer.ca/copyright-disclaimer.
Abandoned Well (Large Scale)
Revised Well Location (Large Scale)
Revised Location Pointer
Road Paved
Road Gravel
Road Other
Driveway
Winter Road or Truck Trail
Unimproved or Unclassified Road
Rail Line
Rail Line
◊
0
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Energy
Regulator
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
31
Appendix B: HRIA Clearance Letters
Government of Alberta
Culture and Community Spirit
December 2, 2009
Ms. Aiine Stewart
Scheffer Andrew Ltd.
12204- 145 Street NW
Edmonton, Alberta
T5L4V7
Dear Ms. Stewart:
SUBJECT:
RTD PROPERTY DEVELOPMENT INC.
PROPOSED SUBDIVISION
PART OFNW 18-57-2-W5M & ROAD PLAN 3161 TR
HISTORICAL RESOURCES ACT REQUIREMENTS
Historic Resources Management
Old St. Stephen's College
8820 - 112 Street
Edmonton, Alberta T6G 2P8
Canada
Telephone: 780-431-2300
www.culture.alberta.ca/hrm
Project File: 4835-08-149
Staff of the Historic Resources Management Branch (HRMB) of Alberta Culture and
Community Spirit have received a copy of the captioned subdivision application from Municipal
Planning Services (Alberta) Ltd. This application is for a portion of a larger Area Structure
Plan/subdivision development proposal that was the subject of an Historic Resources Impact
Assessment (HRIA) conducted under Permit 2009-093 on behalf of RTD Property Development
Inc.
Two new archaeological sites (FlPn-4 & 5) were recorded in the course of that HRIA. Both of
these sites are considered to have archaeological significance (HRV 4) and RTD Property
Development Inc. was advised that the sites had to be either avoided or additional studies at the
sites would be required prior to development occurring.
Staff of the HRMB have reviewed the potential for the currently proposed development to
impact historic resources and have concluded that neither of these sites will be affected by this
proposal. Therefore Historical Resources Act clearance is granted for this project as outlined in
the subdivision application on the understanding that archaeological sites FlPn-4 and 5 will not
be impacted by development. Should either of these sites be threatened by future development,
additional studies will be required prior to development proceeding.
HISTORICAL RESOURCES ACT REQUIREMENTS
Reporting the discovery of historic resources: Pursuant to Section 31 of the Historical
Resources Act, should any additional archaeological resources, palaeontological resources,
Aboriginal traditional use sites and/or historic period sites be encountered during any activities
associated with land surface disturbance operations, the Historic Resources Management Branch
must be contacted immediately. It may then be necessary to issue further instructions regarding
the documentation of these resources.
. .. cont.
Freedom To Create. Spirit To Achieve.
Ms. Airne Stewart
December 2, 2009
Page2
Should you require additional information or have any questions concerning the above, please
contact me at (780) 431-2330, (8820 - 112 Street, Edmonton, Alberta, T6G 2P8), fax (780) 422-
3106 or by e-mail at [email protected].
On behalf of the Historic Resources Management Branch, I would like to thank you and officials
ofRTD Property Development Inc. for your cooperation in our endeavour to conserve Alberta's
past.
Sincerely,
Barry Newton
Land Use Planner
cc:
Shell.,Cole, Municipal Planning Services (Alberta) Ltd.
.At~
CL.lture and Tourisrn
Via e-mail: [email protected]
September 01, 2015
Mr. Denis St. Andre
RTD Property Development Inc.
2700, 10155-102 St
Edmonton AB
T5J 4GB
Dear Mr. St. Andre:
Heritage Division
Old St. Stephen's College
8820 - 112 Street
Edmonton, Alberta T6G 2P8
Canada
Telephone: 780-431-2300
www.alberta.ca
Project File: 4835-08-0149-002
OPaC HR Appl#: 006527939
Permit File: 2014-109
SUBJECT: HISTORICAL RESOURCES ACT (HRA) APPROVAL
RTD PROPERTY DEVELOPMENT INC.
HISTORIC RESOURCE IMPACT ASSESSMENT OF RTD PROPERTY
DEVELOPMENT INC. LAC LA NONNE SUBDIVISION
RESIDENTIAL SUBDIVISION
Acting on behalf of RTD Property Development Inc. (Proponent) and in accordance with
Section 37(2)(a)(b) of the Historical Resources Act, AMEC Environment and
Infrastructure:
-
carried out the required Stage 1 studies at archaeological site FIPn-5 for the Historic
Resource Impact Assessment of RTD Property Development Inc. Lac La Nonne
Subdivision (Project); and,
-
provided Alberta Culture and Tourism with copies of the final report summarizing the
HRIA, Historic Resource Impact Assessment of RTD Property Development Inc.
Subdivision Lac La Nonne Mitigation of Archaeological Site FIPn-5 Final Report for
Permit 14-190 Township 57, Range 2, WSM Lac La Nonne, Alberta (Archaeology
Permit: 2014-190).
HISTORIC RESOURCES IMPACT ASSESSMENT
Terms of Reference
The terms of reference for the HRIA were outlined in Schedule "B" of my letter dated
September 17, 2009. These requirements included avoidance or additional studies at
archaeological sites FIPn-4 and FIPn-5.
ARCHAEOLOGICAL RESEARCH PERMIT NO. 2014-190
Under Archaeological Research Permit No. 2014-190, AMEC Environment and
Infrastructure conducted the required Stage 1 studies at archaeological site FIPn-5.
Additionally, the consultant has indicated in the report that archaeological site FIPn-4
will be placed in an Environmental Reserve Easement to ensure avoidance as outlined
in the attached Schedule "C".
HISTORICAL RESOURCES ACT (HRA) APPROVAL
Based upon the results of the HRIA studies, Historical Resources Act approval is
granted to the Proponent for the Project, as illustrated on the attached plan, on the
understanding that site FIPn-4 will be avoided.
Terms and Conditions of Approval
The Proponent must comply with standard conditions applicable to all land surface
disturbance activities in the Province. The Proponent must also confirm that site FIPn-4
has been placed in an Environmental Reserve Easement. Should this site be
threatened by future development, additional studies will be required prior to
development proceeding.
Section 31 of the Historical Resources Act requires the Proponent and their agent to
report the discovery of any archaeological resources, palaeontological resources,
historic period sites and/or Aboriginal traditional use site(s) of a type considered to be
historic resources under the Historical Resources Act, the Proponent may be ordered to
undertake further salvage, preservative or protective measures or take any other
actions that the Minister responsible for the Historical Resources Act considers
necessary.
Should you require additional information or have any questions concerning this approval,
contact Barry Newton, Land Use Planner, at 780-431-2330 (toll-free 310-0000) or
[email protected].
I would like to thank representatives of RTD Property Development Inc. for their
cooperation in our endeavour to document the Province's historic resources.
Sincerely,
_j__~
/ --- --..... ____ /
David Link, PhD
Assistant Deputy Minister
Attachments
2
Historic Resources Application
Activity Administration
Culture and Tourism
Date Received:
April
24, 2015
HRA Number:
4835-08-0149-002
Project Category:
Application Purpose:
Lands Affected
Project Type:
Subdivisions (4835)
0
Requesting HRA Approval/ Requirements
0
All New Lands
Residential Subdivision
ESRI Shapefiles are attached
(yes/no)
yes
Project Name:
HISTORIC RESOURCE IMPACT ASSESSMENT OF RTD PROPERTY DEVELOPMENT INC.
Additional Name(s):
Key Contact:
Address:
Postal Code:
E-mail:
Proponent:
Address:
Postal Code:
E-mail:
Mr Aidan Burford
5681 70 Street
T6B 3P6
[email protected]
RTD Property Development Inc.
2700, 10155-102 St
T5J 4GB
[email protected]
Proposed Development Area
MER
I
RGE
I
TWP
I
5
I
2
I
57
I
HRA Number: 4835-08-0149-002
SEC
I
18
I
Affiliation:
City/ Province:
Phone:
Fax:
Your File
Number:
Contact Name:
City/ Province:
Phone:
Fax:
LSD List
13,14
AMEC Environment and Infrastructure
Edmonton, AB
(780) 989-4546
() -
Denis St Andre
Edmonton, AB
(780) 962-8195
(780) 962-8604
Land Ownership
FRH
I
SA
I
CU
I
CT
0
I
I
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Page 1 of2
Historical Resources Impact Assessment:
For archaeological resources:
Has a HRIA been conducted?
0
For Qalaeontological resource:
Has a HRIA been conducted?
Yes
Yes
0
No
No
Permit Number (if applicable):
14-190
Permit Number (if applicable):
Historical Resources Act approval is granted for the activities described on this application and its attached plan(s)/sketch(es)
subject to the conditions specified in the attached document(s).
N4<M~
September 03, 2015
Chris Robinson
Date
Acting Assistant Deputy Minister
HRA Number: 4835-08-0149-002
Page 2 of 2
/4.~ Culture and Tourism
OPaC HR Appl #: 006527939
HISTORICAL RESOURCES ACT APPROVAL
RTD PROPERTY DEVELOPMENT INC.
HISTORIC RESOURCE IMPACT ASSESSMENT OF RTD PROPERTY
DEVELOPMENT INC. LAC LA NONNE SUBDIVISION
RESIDENTIAL SUBDIVISION
HRA REQUIREMENTS PROJECT FILE: 4835-08-0149-002
(Schedule "C")
For the purposes of this Schedule RTD Property Development Inc. shall be referred to
as the "Proponent" and Historic Resource Impact Assessment of RTD Property
Development Inc. Lac La Nonne Subdivision shall be referred to as the "Project".
Avoidance or further studies are required for any potentially impacted historic resources
during the conduct of the Project. Part I provides the Proponent with Historical
Resources Act approval for components of the Project while Part II outlines the
conditions attached to this approval.
I.
HISTORICAL RESOURCES ACT APPROVAL
Historical Resources Act approval is granted to the Proponent for the Project, as illustrated
on the attached plan.
II.
TERMS AND CONDITIONS OF APPROVAL
The Proponent is granted Historical Resources Act approval to proceed with this Project
on the understanding that avoidance of archaeological site FIPn-4 will occur, as outlined
below.
1.0
ARCHAEOLOGICAL RESOURCES
The potential for the Project to affect archaeological resources is high.
1.1
Contacting the Archaeological Survey
For further information regarding the acquisition of a Permit to Excavate Archaeological
Resources and/or archaeological consultants obligations under Alb~rta Regulation
254/2002, please contact Martina Purdon, Head, Regulatory Approyals & Information
Management at 780-431-2331 (toll-free 310-0000) or [email protected]
September 3, 2015
SCHEDULE C
4835-08-0149-002
1.2
Avoidance
The consultant has indicated that archaeological site FIPn-4 is to be placed in an
Environmental Reserve Easement to ensure avoidance. The Proponent is required to
confirm that the site will be placed in an Environmental Reserve Easement. HRA approval
of the project is granted subject to this confirmation as outlined in Table 1.0 below.
2.0
STANDARD CONDITIONS UNDER THE HISTORICAL RESOURCES ACT
The Proponent must comply with standard conditions under the Historical Resources
Act, which are applicable to all land surface disturbance activities in the Province.
Standard conditions require applicants to report the discovery of historic resources.
These requirements are stated in Attachment 1, Standard Requirements under the
Historical Resources Act, Reporting the Discovery of Historic Resources.
3.0
FURTHER SALVAGE, PRESERVATIVE OR PROTECTIVE MEASURES
Upon reporting the discovery of archaeological resources, palaeontological resources,
historic period sites and/or Aboriginal Traditional Use Site(s) of a type described in
Attachment 2, the Proponent may be ordered to undertake further salvage, preservative
or protective measures or take any other actions that the Minister responsible for the
Historical Resources Act considers necessary.
4.0
COMPLIANCE IS MANDATORY
These conditions shall be considered directions of the Minister of Alberta Culture and
Tourism under the Act. The Proponent and agents acting on behalf of the Proponent are
required to become knowledgeable of the conditions. Failure to abide by the conditions
will result in Historical Resources Act approval not being granted, or delayed.
September 3, 2015
Page 2 of 3
_/4,~Culture
ATTACHMENT 1
STANDARD REQUIREMENTS UNDER THE HISTORICAL RESOURCES ACT
REPORTING THE DISCOVERY OF HISTORIC RESOURCES
Pursuant to Section 31 of the Historical Resources Act, Proponents are required to report the
discovery of historic resources. These requirements are applicable to all activities in the Province.
This bulletin provides Proponents and their agents with instructions for contacting the Heritage
Division of Alberta Culture.
1.0
ARCHAEOLOGICAL RESOURCES
1.1
Reporting the discovery of archaeological resources
During the conduct of developments, Proponents and/or their agents may become aware of
and/or encounter archaeological resources. The discovery of archaeological resources is to be
reported to Martina Purdon, Head, Archaeological Information and Regulatory Approvals at 780-
431-2331 (toll-free 310-0000), or e-mail [email protected].
2.0
PALAEONTOLOGICAL RESOURCES
2.1
Reporting the discovery of palaeontological resources
During the conduct of developments, Proponents and/or their agents may encounter
palaeontological resources. The discovery of palaeontological resources is to be reported to Dan
Spivak, Head, Resource Management, Royal Tyrrell Museum of Palaeontology at 403-820-6210
(toll-free 310-0000), or e-mail [email protected].
3.0
HISTORIC PERIOD SITES
3.1
Reporting the discovery of historic period sites
During the conduct of developments, Proponents and/or their agents may become aware of
and/or encounter historic period sites. The discovery of historic period sites is to be reported to
Martina Purdon, Head, Archaeological Information and Regulatory Approvals at 780-4 31-23 31
(toll-free 310-0000), or e-mail [email protected]. Please note that some historic period
sites may also be considered Aboriginal Traditional Use Sites.
. .. continued
,At~
Culture
ATTACHMENT 1
REPORTING THE DISCOVERY OF HISTORIC RESOURCES
4.0
ABORIGINAL TRADITIONAL USE SITES
4.1
Reporting the discovery of Aboriginal traditional use sites
During the conduct of consultation processes and/or activities associated with developments,
Proponents and/or their agents may become aware of and/or encounter Aboriginal Traditional
Use Sites which Alberta Culture may consider as historic resources under the Historical
Resources Act. A listing of Aboriginal Traditional Use Sites considered as historic resources
under the Historical Resources Act is provided in Attachment 2. The discovery of any Aboriginal
Traditional Use Site that is of a type described in Attachment 2 is to be reported to Valerie
Knaga, Director, Aboriginal Heritage Section at 780-431-2371 (toll-free 310-0000), or e-mail
[email protected].
4.2
Aboriginal traditional use sites and Alberta Culture's Consultation Guidelines
Under the circumstance described in Condition 4.1 Reporting the discovery of Aboriginal
traditional use sites, Proponents must comply with Part V Tourism, Parks, Recreation and
Culture Guidelines for First Nations Consultation on Resource Development and Land
Management (Alberta Culture's Consultation Guidelines) of Alberta's First Nations
Consultation Guidelines on Land Management and Resource Development.
5.0
FURTHER SALVAGE, PRESERVATIVE OR PROTECTIVE MEASURES
Based upon the results of reporting of the discovery of archaeological resources,
palaeontological resources, historic period sites and/or Aboriginal Traditional Use Site(s),
Proponents may be ordered to undertake further salvage, preservative or protective measures or
take any other actions that the Minister responsible for the Historical Resources Act considers
necessary.
This bulletin may be cited as:
Standard Requirements under the Historical Resources Act, Reporting the discovery of historic
resources. Land Use Planning, Archaeological Survey, Historic Resources Management Branch,
Heritage Division, Alberta Culture, Edmonton, Alberta.
Dated: July 2013
Culture and Tourism
ATTACHMENT 2
ABORIGINAL TRADITIONAL USE SITES
Aboriginal Traditional Use Sites considered by Alberta Culture and Tourism as historic
resources under the Historical Resources Act may include:
Historic cabin remains;
Historic cabin (unoccupied);
Cultural or historical community camp site;
Ceremonial site/Spiritual site;
Gravesite(s);
Historic settlement/Homestead;
Historic site;
Oral history site;
Ceremonial plant or mineral gathering site;
Historical Trail Features; and,
Sweat/Thirst/Fasting Lodge Sites
SITE
FIPn-4
FIPn-5
SCHEDULE C
HRV
4
0
4835-08-0149-002
RTD PROPERTY DEVELOPMENT INC.
HISTORIC RESOURCE IMPACT ASSESSMENT OF RTD PROPERTY DEVELOPMENT INC.
HISTORICAL RESOURCES ACT REQUIREMENTS/APPROVAL
(PROJECT FILE: 4835-08-0149-002; PERMIT FILE: 14-190)
TABLE 1.0
LEGAL
SITE DESCRIPTION
REQUIREMENTS/APPROVAL
DESCRIPTION
LSD 14-18-57-2-WSM
Prehistoric subsurface
campsite/scatter >10
The consultant has indicated that the site will be placed in an
Environmental
Reserve
Easement
to
ensure
long
term
avoidance. The Proponent is required to provide confirmation
that the site has been placed in an Environmental Reserve
Easement. HRA approval for the project is granted on the
understanding that this requirement will be met.
Any future development in the vicinity of this site will require
further studies.
LSD 13-18-57-2-WSM
Prehistoric subsurface
HRA APPROVAL GRANTED for the assessed Project footprint.
campsite/scatter >10
There are no further HRA requirements for this site and development
LOS 4-19-57-2-WSM
may proceed in the site area.
September 3, 2015
Page 3 of 3
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PI a n n e r s & Eng in e e r s
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OUTLINE PLAN
Portion of NW 18-57-2-5
County of Barrhead
Scale 1:4000
March 11, 2010
8050100b9.dgn
Lakeview Estates at Lac La Nonne
Area Structure Plan
May 26, 2022
32
Appendix C: Summary of Public Engagement Comments
www.schefferandrew.com
12204 - 145 Street NW
Edmonton, AB T5L 4V7
Phone 780.732.7800
Fax 780.732.7878
EDMONTON - CALGARY - MEDICINE HAT - COLD LAKE
Lakeview Estates at Lac La Nonne Proposed Area Structure Plan Open House
March 24, 2018 Open House
Summary of Comments and Responses
Number of Persons in Attendance (according to the sign-in sheet): 37
Number of Survey Responses: 11
1. PROPOSED DEVELOPMENT CONCEPT
"I am completely opposed to Stage 3 & 4. I believe this development is too large for
this area."
"We want to make sure that the developers and future owners of the sites are well
informed about the current condition of Lac la Nonne relative to the health of the
water. This development has been in the works since at least 2009 and conditions have
dramatically altered in that period. We highly recommend that they spend time there
in mid to late July and August so they understand the smell and the presence of blue
green algae especially during those prime recreation months. Any development, no
matter how carefully done, will increase existing problems and will NOT improve the
quality of the already challenged ecosystem of Lac La Nonne.
It would be a shame for the developer and future owners to purchase property only to
see decreasing values for property and ever increasing environmental issues.
Consultation with realtors and residents will increase awareness of the declining
property values, increasing taxes, and markedly reduced services (e.g., fire; the once a
year garbage pickup no longer exists, and hours for the landfills are very limited). One
feels that the county is most interested in potential revenues as opposed to provision of
services to landowners in this area or improving the ecosystem of this lovely area."
"I would suggest @ 1/2 acre your lot sizes are on the small size. I would like to see the
lots be at least 1 acre. I did not see anything in the information you sent to me
regarding the deforestation of the top of the hill. If the trees are removed from the
bank and the top of the hill, then there could be significant erosion issues down the
road."
"We feel you should be fencing the perimeter of your development where it borders
our land. As we own right to the water line, we would like to see a chain link fence at
least 8 ft high that runs along the property line between our properties right to the
water's edge."
"We have historically had serious problems with trespassers on our land and by
increasing the population bordering our property that raises our concerns with
increased trespassing incidents."
"We have some environmentally sensitive areas and nesting habitats for native species
and the increased activity in the area may adversely affect them."
~~- Scheffer Andrew Ltd.
-
~
Planners & Engineers
Albe~
low Impact Development
Partnttshlp
www.schefferandrew.com
2. SERVICING & STORM WATER MANAGEMENT
"No wells, cisterns only. Better drainage"
"How will positioning of roadways affect storm water runoff, will it accelerate of
decelerate water flow speeds towards the lake? What criteria is used to determine use
of cistern or drilled wells?"
"County of Barrhead lagoon cannot handle what is being disposed of now. What plan
is in place to increase the size of the existing lagoon to accommodate the additional
residences?"
"Allowing 6 lots to have wells needs to be carefully considered. I assume that these will
likely be the first 6 lots. Perhaps there could be a communal well or have wells only
available to year round residents of the development who actually need a well. As a
recreational user of our property, we (and a neighbour) have intentionally decided NOT
to drill a well. We care about the environment."
"More details are needed relative to how the sediment basins will work and how
contaminants such as fertilizers/ weed control products will not run into the
environmental reserves or into the lake. Perhaps this development could ban fertilizers
and other contaminants."
"I am concerned with the increased pollutants in the water runoff. The amount of
runoff should not change but the environment which it runs off does change. Soil and
fertilizers will be carried by the water to the lake impacting the water quality even
more. Catch basins may collect some sediment but not fertilizer. How is this going to be
controlled and monitored in this new development?"
"Your proposal mentions the use of cisterns for both drinking and waste water
management. I tried to view these units on line and could find information on cisterns
used for fresh water but nothing for waste water. My concern with waste water is that
it will drain down into our bay and will contaminate it. There is no drainage from the
bottom of the bay and the prevailing winds blow into the bay which would mean very
high concentrations of effluent. We would like be assured that any systems put into the
development would not allow for drainage of waste water that would filter into the
bay. Again my concern with water runoff is if the lots on the water side clear cut the
trees & scrub to the edge leaving nothing to catch the rain. Ultimately this will lead to
more sediment to filter into the water."
.... ~
- Scheffer Andrew Ltd.
a JI Planners & Engineers
www.schefferandrew.com
3. TRANSPORTATION
"The increased heavy traffic on the current road (Duncan) will further impact the poor
quality of the road. What is the County doing to improve or prevent further
deterioration? The future roads indicated on development plans may never happen
leaving only one escape route."
"Width of road & traffic volumes. Also access & exit routes in case of emergencies/fire
etc."
"We are strongly opposed to any connections between Duncan Road and other
developments. That option needs to be removed from plans even though it is likely
there in an effort to demonstrate that not all traffic (including septic and water trucks
and a marked increase in traffic) will have to use a poorly constructed road. Duncan
Road is used by so many residents for walking their dogs and children and
walking/cycling for exercise. It also serves a crime prevention function as there is only
one exit (unless you swipe a boat) and residents become familiar with each other's
vehicles and who is a stranger. We are concerned with damage to the existing road
during the construction phase and then ultimately due to the increased vehicle traffic
going to the development."
"The present road will not be able to sustain all of the traffic - width only allows for
basically 1 vehicle (many pedestrians are active along the road). We feel it will not be
able to sustain the heavy vehicles (pump out trucks, water trucks) that will be utilized
more frequently with the new development. The road will definitely not sustain with
the construction that will take place."
"Roads need to be fixed & new road created at end of road (phase 2) for emergency
egress. Roads must be paved properly to handle extra traffic, heavy trucks, sewer &
septic trucks, water trucks. Needs to be done prior to any new construction. Proposed
road near the entrance (RR25) is/would be useless!! Developer needs to be responsible
for road construction not existing owners tax dollars!!"
"The roadway approach to phase 3 / 4 does not need to impact existing development if
it is moved past the phase 1 development. Also much safer during construction for kids
and residents - keep all construction equipment away from existing development. (see
note on front page map). Also increased traffic concerns with water trucks, sewage
trucks etc. Excess municipal bylaw enforcement/road bans. Roadway (existing asphalt)
will be destroyed. Not built for this size/usage." (Residents in agreement to the notes
shown -signed by 20 residents)
We are aware that there is a petition to redirect the planned road for Phase 3 & 4. We
are opposed to the change as it would result in all of the traffic for all phases rather
than only phase 1 & 2 funneling down to the end of the road. If necessary, we can
petition to keep the planned road as it was presented. Will that be necessary?
"Duncan Road needs to be completely remade. We need proper drainage and the road
needs to have weight & speed limits placed on it."
.... ~
- Scheffer Andrew Ltd.
a JI Planners & Engineers
www.schefferandrew.com
"Concerned with increased traffic flow on narrow roads creating potential safety
hazards for existing lot owners in peak summer season. The proposed roads add a
colorful splash to the pictures but realistically what are the chances of them actually
being built?"
"Your information showing a proposed road connecting your development to Idlehours
Drive is of concern, as that road would appear to be crossing our land and we have not
given permission to anyone for such a development. Nor do we intend to have our
property used as a short cut for the 2 developments."
"Your Transportation plan has a purple line to the water's edge titled Trail Connection,
as there is no trail there I don't understand what that is supposed to represent. We
have no intention of granting unauthorized access to our property."
"You also make no mention of docks or boat mooring / docking off of the property.
What are your plans for those activities?"
4. Environmental Comments
"The "clear cut" that they have done on stage 1 is sickening - they have removed trees
& shrubs that have been used for years for wildlife."
"There is currently a large problem with blue-green algae, weeds and pollution in
Lac La Nonne. Appropriate measures must be implemented and maintained to ensure
that the water quality does not deteriorate further."
"Will there be checks & balances put in place after this development takes place &
construction on homes completed to ensure the wetlands remain intact along with the
sedimentation basins?"
"The lake is spring fed. It is unclear if the environmental studies will include
determination if the lake and watershed can support the size of this additional
development."
"We were pleased that there is now some token recognition of environmentally
sensitive lands bordering the development and within the development area. We are
very concerned about areas near/within the development which are the breeding
grounds for frogs and other amphibians. Based on our experience observing wildlife,
some of these areas are missing from the identified reserves and it is strongly
encouraged that these areas to be identified based on existing patterns of breeding
and access to the lake. We do not mow a portion of the ditch near our cabin entrance
in order to provide habitat for frogs/toads and one would like to see consideration of
the natural habitat included in guidelines for owners within the development."
"Statements regarding 30.0m minimum environmental reserve need to be more clearly
defined in regards to fluctuation of water levels. What stipulations are in place to
prevent lot owners from changing lot elevation and therefore affecting runoff patterns
and flow to the lake."
.... ~
- Scheffer Andrew Ltd.
a JI Planners & Engineers
www.schefferandrew.com
"Drainage - lack thereof! Concerns that phase 2 lakeside owners will try develop lake
front land so they have boat/lake access. Need to have strict laws on developing front
lots. Concerned the lake can sustain any more lots / lake traffic."
"Drainage to the lake. We have concerns with the present water way (public utility
area) and how Phase 1 has proven to drain toward the front lake properties. This needs
to be fixed. All sites must have a collection tank for their wastewater, including any
outhouses."
"This development will disturb the fragile eco system that is present on our land and
for that reason all precautions need to be taken by the developer to ensure that no
future harm comes the area."
5. GENERAL COMMENTS
"I am not opposed to the development in general terms however I am concerned about
its effect on the lake in terms of water quality as well as recreational quality for
existing landowners."
"I would appreciate a reply regarding the concerns listed above" (signed by 2 existing
land owners)
"These plans appear to be based on the future development of the north
quarter. There is nothing in the plan to address the potential possibility that this land
may not be developed."
"There must be some steps included within the plan to prevent trespass on
neighboring private property."
"I don't oppose the phases, however I have concerns over the volume of traffic, quads,
ATV's & heavy trucks / equipment on the road. Council needs to look at what our tax
dollars are being spent on as fixing the existing road with gravel/tar is not sufficient.
Also concerns over traffic that comes down the road looking for lake access.
Unfortunately, I think council will approve the project regardless of what existing
owners request due to tax dollars!"
"Property Value to be maintained. We would like some insurance that the present
caveats set for the subdivision are upheld. No camp ground area, no mobile homes, no
motorhomes, no garage development without home but a development to be
maintained as per specs of 1400 square foot homes & more. We do not want this to
end up being a Bolduc Subdivision and nothing but a party in our backyard."
"We are pleased that access to the lake will be maintained through a trail though this
may need to be widened to allow wildlife access as well. Naturally we would prefer
that this development be much smaller and that it demonstrate cutting edge
knowledge for minimizing impact on the environment both natural and social.
However, our property has been in the family for enough years (since the 1980s) that
we have seen how leadership on this front does not come from the County of Barrhead
or the Subdivision Authority and that seeking input is really a matter of ticking off a
box. Our input will likely have no impact on the future direction of the development but
we thank you for making it possible to at least document our concerns."
.... ~
- Scheffer Andrew Ltd.
a JI Planners & Engineers
www.schefferandrew.com
"If possible an expansion for more green area, we hate to lose the beauty of nature
surrounding us."
"We own right to the water's edge. We would need to have your development fully
fenced to prevent trespassers from accessing our land either along the shore or along
the property line. There seems to be an assumption by land users that they have the
right to trespass on our land without permission and this is not the case. We are happy
to work with anyone who would like to come onto our property for a specific reason ie:
berry picking or perhaps taking photos. We do NOT permit hunting, the use of ATVs,
Side By Sides, Motorcycles or Snowmobiles on our land as they are destroying the
natural habitat."
We understand why the property owners adjacent to phase 3 & 4 are concerned. We
are in lot 27 and believe nobody has been impacted by this development more than we
have. Perhaps a solution would be to have more green space along Duncan Road so
that development of the back lots won't be as intrusive to the long-time lake front
property owners. The developer electing to 'clear cut' lots 4-6 rather than taking out
only those trees necessary to build in lot 5 really has everyone on the road concerned
and upset. Lot 4 was a natural marsh area that hosted numerous frogs and toads
where water fowl nested in the spring. If the developer does the same thing for the
rest of the lots as the development progresses rather than allow the buyers to clear as
the lots are sold there will continue to be animosity and hostility. Gradual change
typically meets with less resistance. For 50 years the owners along Duncan Road have
enjoyed a more natural setting and a quiet road with a dead end that did not promote
a lot of traffic.
Most residents understand and believe the developer has the right to move forward
and 'make money' on his investment but naturally no one wants their 'backyard'
impacted by the change. We believe the planned development and road for all 4
phases as presented on March 24, 2018 is a good compromise for all if a wider green
space is added along Duncan Road.
.... ~
- Scheffer Andrew Ltd.
a JI Planners & Engineers
www.schefferandrew.com
12204 - 145 Street NW
Edmonton, AB T5L 4V7
Phone 780.732.7800
Fax 780.732.7878
EDMONTON - CALGARY - MEDICINE HAT
Public Engagement Summary #2, Summary of Feedback received by Scheffer Andrew Ltd.
Lakeview Estates at Lac La Nonne Proposed/Revised Area Structure Plan Public
Engagement
December 7 to December 21, 2021
Number of Respondents: 2 respondents (1 phone call and 1 follow up email) and 1 email
Number of Survey Responses: 0
1. PROPOSED DEVELOPMENT CONCEPT
Email #2: As we look at the aerial view of our area we notice that the proposed 37 lots are crammed in
an area about one quarter the size of Moonlight Bay Estates which hold about 90 large lots.
Email #2: The statement "The subdivision will provide to its residents a lake front recreational
development for four season use on Lac La Nonne. It is not true and is false advertising. A proper
access to the lake from the back lots has not been proposed."
2. SERVICING & STORM WATER MANAGEMENT
Phone Call: Barrhead County septic lagoon is full and septic waste has to be sent to Lac Ste. Anne. Want
developer to pay for a new septic lagoon.
Email #1: Lack of supporting infrastructure:
Lack of septic facilities. Currently there is no septic lagoon available as the County of Barrhead lagoon
at Dunstable is closed. This has resulted in additional costs as septic needs to be disposed of in another
county. Is the developer going to provide funding to support the building or rebuilding of the septic
lagoon to sustain all of the additional housing? Again, future expansion should halted until this issue
has been addressed.
Email #2: Also, the Barrhead County needs to be aware that their county lagoon can no longer sustain
their liquid waste and it needs to be transported and dumped in Lac St. Anne County lagoon, for added
cost to us.
3. TRANSPORTATION
Phone Call: Not supportive of Duncan Road being re-aligned. Currently own Lot 1 (Stage 1) and Lot 27
(development to the south). Want to start a petition to relocate the road entrance to the other end of
the development (to the north) or to connect with the cul de sac (Stage 4). Current alignment of
~~- Scheffer Andrew Ltd.
~
Planners & Engineers
Albe~
low Impact Development
Partnttshlp
www.schefferandrew.com
Duncan Road interferes with numerous lakefront properties. Concerned Duncan Road is one way in
and one way out, potential issue for emergency vehicles. Do not want Stage 4 allowed unless a second
access is built. The developer paved over lot 4 so why care about Environmental Reserve at the other
end.
Email #1: Only one way in and one way out with no exit to Duncan Road. Future expansion of lots on
Duncan Road (stage 3 & 4) should be halted until or unless there is a way to have traffic exit Duncan
Road without back tracking. A turnaround is not the solution. For example, how would emergency
vehicles access if the road became blocked?
The entrance to the stage 3 & 4 cul de sac. The original plan had the entrance adjacent to lot 17
resulting in cul de sac traffic passing by 7 lots (lots 11 -17). The way the entrance is drawn now results
in traffic disrupting 16 additional lots (lots 18 - 27 plus the 6 lots in stage 1). It is apparent that all
original lot owners 11-27 are concerned about additional road traffic that would result from the cul de
sac. It is not logical to have cul de sac traffic driving the entire length of the road only to travel all the
way back into the cul de sac. It was explained that the entrance could not be by lot 11 due to
environmental reserve. We question that logic when clearly there was zero concern placed on the
environmental wetlands that existed on lot 4. These were destroyed and will now be home to the
developer's personal garage.
Email #2: Duncan Road was never constructed or maintained to handle the heavy commercial traffic
that is using it now. The road has been abused by heavy construction vehicles ever since the first stages
of this construction has begun. We believe a secondary road should have been made mandatory by the
County of Barrhead. This road would run from Lac La Nonne Road, along the south side of Moonlight
Bay Estates, and enter the Lakeview Estates along the north side of that proposed development. This
second road would take pressure off Duncan Road and would create a circle road which would address
safety features that were raised in the comments. (Ambulance, construction vehicles, the vacuum
pump truck, the water trucks to fill water cisterns).
4. Environmental Comments
Phone Call: Developer doesn't care about the impact on the lake.
5. GENERAL COMMENTS
Email #2 - We are totally opposed to the proposed construction of the Lakeview Estates.
We feel the County of Barrhead, RTD Property Dev. Inc. and Scheffer Andrew Ltd. has had very
little concern about most of the issues that were raised in the comments that were made by
residents of Duncan Road and neighbouring subdivisions. We feel it is very unfair that the
companies and County are attempting to push this through at this time of year when most
cottage dwellers are away from the area and not able to talk amongst each other. There really
needs to be another meeting before this is accepted.
.... ~
- Scheffer Andrew Ltd.
a JI Planners & Engineers