County of Minburn No. 27, Alberta
· adopted 2013-01-01
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HIGHWAYS 16/36 CROSSROADS ASP BYLAW 1228-13
Adopted March 20, 2014
Prepared by
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 |
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | i
Table of Contents
1.0
Purpose, Scope & Background ....................................................................................... 1
1.1 Purpose & Scope ................................................................................................................ 1
1.2 Background ......................................................................................................................... 1
2.0
Terms of Reference & Application .................................................................................. 3
2.1 General Terms of Reference ............................................................................................. 3
2.2 Application .......................................................................................................................... 3
3.0
Statutory Requirements .................................................................................................... 4
3.1 Municipal Government Act .............................................................................................. 4
3.2 Municipal Development Plan ........................................................................................... 4
3.3 Western Biofuels ASP ........................................................................................................... 4
3.4 Land Use Bylaw ................................................................................................................... 4
4.0
Plan Boundary .................................................................................................................... 5
4.1 Landownership .................................................................................................................... 5
5.0
Existing Conditions ............................................................................................................. 6
5.1 Existing Land Use ................................................................................................................. 6
5.2 Soils and Topography ......................................................................................................... 6
5.3 Wetlands .............................................................................................................................. 6
5.4 Oil and Gas .......................................................................................................................... 7
5.5 Significant Historical Sites ................................................................................................... 7
6.0
Utility Servicing .................................................................................................................... 8
6.1 Water .................................................................................................................................... 8
6.2 Sanitary ................................................................................................................................. 8
6.3 Stormwater .......................................................................................................................... 8
7.0
Transportation .................................................................................................................... 9
7.1 Roads .................................................................................................................................... 9
7.1.1 Existing and Future Traffic Volumes ........................................................................... 9
7.2 Canadian National Railway ............................................................................................ 10
8.0
Future Land Use Concepts ............................................................................................. 11
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Purpose, Scope & Background
ii
8.1 Future Land Use ................................................................................................................. 11
8.1.1 Light/Medium Industrial ............................................................................................. 11
8.1.2 Commercial ................................................................................................................ 12
8.1.3 Agricultural .................................................................................................................. 12
8.2 Transportation ................................................................................................................ 13
8.3 Subdivision & Consolidation ............................................................................................ 13
8.4 Development Phasing ..................................................................................................... 13
9.0
General Land Use Issues ................................................................................................. 15
9.1 Signage & Lighting............................................................................................................ 15
9.2 Screening & Landscaping ............................................................................................... 15
9.3 Agricultural Operations .................................................................................................... 15
9.4 Sour Gas Facilities ............................................................................................................. 15
9.5 Existing Residences ........................................................................................................... 15
10.0
Policy Framework & Implementation ......................................................................... 17
10.1 Interpretation ................................................................................................................... 17
10.2 Amendments ................................................................................................................... 17
10.3 Review & Monitoring ...................................................................................................... 17
11.0
Policies............................................................................................................................. 18
List of Tables
Table 1. Land Ownership .........................................................................................5
Table 2. Highway 16 Peak Volumes 2010 & 2030 .......................................................10
Table 3. Highway 36 Peak Volumes 2010 & 2030 .......................................................10
List of Figures
After Page
Figure 1. Regional Context .......................................................................................2
Figure 2. Local Context ............................................................................................2
Figure 3. ASP Boundary & Land Ownership ................................................................5
Figure 4. Soils & Topography ....................................................................................6
Figure 5. Oil & Gas Activity .......................................................................................7
Figure 6. Roads & Access .........................................................................................9
Figure 7. Interim Land Use Concept .........................................................................11
Figure 8. Long-Term Land Use Concept ....................................................................11
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Purpose, Scope & Background
1
1.0
Purpose, Scope & Background
1.1 Purpose & Scope
The Highways 16/36 Crossroads Area Structure Plan (ASP) is a statutory planning
document intended to give direction to future land use, development, servicing and
access for future development around the proposed interchange at Highway 16 and
Highway 36.
The ASP serves as a decision-making resource to assist the County in evaluating
development and subdivision proposals within the ASP boundary.
It also provides local landowners with direction on future land use to aid decisions
regarding their own property.
Last, it is a tool to both attract and assist investors/developers in understanding the
requirements and servicing expectations, and potential for future development within
the ASP boundary.
1.2 Background
The trade corridors of Highways 16 and 36 form a crossroads of local, regional, national
and international importance. Proximity to the Canadian National Railway offers
additional value to the area as a major trade and transportation hub. See Figure 1
Regional Context and Figure 2 Local Context.
The intersection of Highways 16 and 36 in the County has been identified by the
Province of Alberta as a future interchange location1 within an approximate 20-year
time horizon2. The interchange footprint, right-of-way requirements, access
management issues and detailed functional plans have been addressed by the
Highway 16 Freeway Corridor Management Study and by the Highway 16:24/26 &
Highway 36:18/20 Interchange Southeast of Lavoy Functional Planning Study (the
Functional Planning Study).3
Highway 16 (Yellowhead) is part of the National Highway System, and will eventually be
classified as a freeway, which means that access to the highway from adjacent roads
will be restricted to interchanges.4 As a major east-west corridor, Highway 16 also links
1 Highway 16 Freeway Corridor Management Study
2 Highway 16:24/26 and Highway 36:18/20 Interchange Southeast of Lavoy Functional Planning Study, Al-Terra
Engineering, 2013.
3 Highway 16:24/26 and Highway 36:18/20 Interchange Southeast of Lavoy Functional Planning Study Open House
Display, Exhibit 1.1, Al-Terra Engineering, August 2010.
4 Highway 16:24/26 and Highway 36:18/20 Interchange Southeast of Lavoy Functional Planning Study, Al-Terra
Engineering, 2013.
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Purpose, Scope & Background
2
the County of Minburn No. 27 (the County) and Western Canada to the Port of Prince
Rupert and destinations beyond.
Highway 36 (Veterans Memorial Highway) is part of the north-south CANAMEX trade
corridor whose value will continue to increase as its potential for linking the province of
Alberta with the United States and Mexico is fully realised.5
Highway 36 is designated to serve intra-provincial travel needs, forming part of the
provincial High and Oversize Loads Corridor between Highway 1 in the south and
Highway 28 in the north.6
5 Trade Corridors of the BRAED Region - Position Paper, Western Sky Management Associates Inc, 2009.
6 Highway 16:24/26 and Highway 36:18/20 Interchange Southeast of Lavoy Functional Planning Study, Al-Terra
Engineering, 2013.
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Terms of Reference & Application
3
2.0
Terms of Reference & Application
2.1 General Terms of Reference
The ASP was prepared in consideration of the following general requirements:
a) Acknowledge the present and future importance of the two highways as major
transportation and trade corridors;
b) Capture the benefit of proximity to the Canadian National Railway located at
the present intersection of the two highways;
c) Consider the potential of having fully serviced development sites in the long term
with discussion of interim servicing possibilities of the developable lands;
d) Discuss the range of suitable land uses within the context of:
i.
Highways 16/36 access and visibility,
ii.
proximity to the Canadian National Rail line,
iii.
internal roadway access,
iv.
interim and long term servicing,
v.
topography and soil characteristics,
vi.
oil and gas activity, and,
vii.
mitigating land use conflict with existing agricultural activity;
e) Discuss generally:
i.
development phasing,
ii.
signage and lighting,
iii.
screening and landscaping,
iv.
other requirements per the MGA, and
v.
other matters the County deems necessary.
2.2 Application
A goal of this ASP is to receive endorsement from Alberta Transportation pursuant to
Section 14 of the Municipal Government Act Subdivision and Development Regulation.
Since applications for subdivision and development within 800 meters of a Provincial
Highway must be referred to Alberta Transportation for review and approval,
endorsement of this ASP by the Province could result in reduced processing
requirements and timelines for subdivision and development applications.
Additionally, it is intended this ASP will be used by the County to evaluate the merits of
individual applications for subdivision and/or development that fall within or are
immediately adjacent to the ASP boundary.
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Statutory Requirements
4
3.0
Statutory Requirements
3.1 Municipal Government Act
Part 17, Section 633 of the Municipal Government Act (MGA) outlines the minimum
requirements for the preparation of an Area Structure Plan,
"An ASP
(a) must describe
(i) the sequence of development proposed for the area,
(ii) the land uses proposed for the area, either generally or with respect to
specific parts of the area,
(iii) the density of population proposed for the area either generally or with
respect to specific parts of the area, and
(iv) the general location of major transportation routes and public utilities, and
(b) may contain any other matters the council considers necessary."
3.2 Municipal Development Plan
Section 4.1 of the County of Minburn Municipal Development Plan (MDP) Bylaw 1199-
09, as amended, speaks to the development potential and policy needs of the
Highway 16 and Highway 36 intersection. Further, Appendix Two of the MDP provides
general terms of reference for preparation of an Area Structure Plan in the County of
Minburn No. 27.
3.3 Western Biofuels ASP
An existing Area Structure Plan, the Western Biofuels ASP 1191-08, was located within this
ASP's boundary. The Western Biofuels ASP was prepared and adopted in 2008 in
anticipation of a biofuel processing development being located on the subject lands.
The proposed development did not proceed and development approval was never
granted. This ASP supersedes Bylaw 1191-08, and therefore the Western Biofuels ASP
was rescinded at the time this Highways 16/36 Crossroads ASP was adopted.
3.4 Land Use Bylaw
County of Minburn Land Use Bylaw 1218-12 identifies the ASP area as Agricultural
District, and details development permit and subdivision application rules and
procedures in Part III.
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Plan Boundary
5
4.0
Plan Boundary
4.1 Landownership
The total ASP area is approximately 1,918 ha (4,740 ac), including all roadways and
roughly to 29 quarter sections. See Figure 3 ASP Boundary & Landownership.
Landownership is summarized in Table 1 below. The "Map #" in Table 1 below
corresponds to the numbers on Figure 3. For privacy reasons, landowner names are not
provided; rather, ownership is identified as either private or public. All but one of the
parcels within the ASP boundary is privately owned.
Table 1. Land Ownership
Map #
Type
Map #
Type
Map #
Type
Map #
Type
1
Private
12
Private
23
Private
34
Private
2
Private
13
Private
24
Private
35
Private
3
Private
14
Private
25
Private
36
Private
4
Private
15
Private
26
Private
37
Private
5
Private
16
Private
27
Private
38
Private
6
Private
17
Private
28
Private
39
Private
7
Private
18
Public
29
Private
40
Private
8
Private
19
Private
30
Private
41
Private
9
Private
20
Private
31
Private
42
Private
10
Private
21
Private
32
Private
43
Private
11
Private
22
Private
33
Private
44
Private
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Existing Conditions
6
5.0
Existing Conditions
5.1 Existing Land Use
The entire ASP area is currently districted Agricultural in the County's Land Use Bylaw
and Agricultural/Rural Development in the Municipal Development Plan. Uses within
the ASP boundary are predominately agricultural and rural residential in nature with
some oil and gas activity and other non-residential uses.
There are 11 single family residences and three cabins (all on one parcel) located
within the ASP boundary. One of the residences is located on publically owned land.
There is one rural industrial development located at the northwest corner of the
Highway 16/36 intersection on Part of N-26-51-13-W4M, Block 1, Plan 972 3485.
5.2 Soils and Topography
The soil characteristics vary along the edges of the ASP boundary. However, the
majority of the central plan area can be characterized as Eluviated Black Chernozen
on medium textured soil that is poorly drained and that contains some Solonetzic soils.7
The farmland within the ASP boundary is Canada Land Inventory classification Class 2
and 3. Class 2 soils have moderate limitation that restrict the range of crops or require
moderate conservation practices.8 Class 3 soils have moderately severe limitations that
restrict the range of crops or require special conservation practices.9 See Figure 4 Soils
& Topography.
Farmland assessment values are calculated by the County's consultant Municipal
Assessor and are used to determine whether a quarter section is considered arable or
dryland for the purpose of applying regulations in Land Use Bylaw 1218-12. There is a
mix of arable and dryland quarter sections within the ASP boundary. Confirmation of
quarter section designation can be obtained directly from the County.
The terrain of the ASP area is hummocky with low relief and limiting slopes of 6%.10 The
maximum elevation in the ASP boundary is 700 m and the lowest elevation is 666 m.
Drainage patterns are variable, with overland drainage generally directed to localized
wetlands or low-lying areas.
5.3 Wetlands
Numerous wetlands exist within the ASP boundary (see Figure 4). Development
constraints may exist related to the Province claiming ownership of permanent and
7 Alberta Soil Information Viewer, found at www4.agric.gov.ab.ca/agrasidviewer
8 Canada Land Inventory Soils Classification for Agriculture, Environment Canada, Land Inventory, 1972.
9 Ibid
10 Alberta Soil Information Viewer, found at www4.agric.gov.ab.ca/agrasidviewer
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Existing Conditions
7
naturally occurring wetlands in the ASP area.11 Further, Ducks Unlimited has identified
one project within the ASP boundary12 (see Figure 4) and should be advised of any
potential developments that may impact the existing, or any proposed, project.
A permitting process pursuant to the Alberta Water Act would be triggered by a
proposed development in or removal of a Crown-owned wetland. Developers are
advised to consult a qualified environment professional in the early stages of
development to confirm if a Provincial permitting process may be triggered. In
instances where approval for development in or removal of Crown-owned wetlands is
granted, creation of compensatory wetlands may be required.13
Moreover, a development proposed near a Crown-owned wetland or waterbody may
have minimum setback distances applied to it by the Province, in addition to setbacks
the County may require pursuant to its Land Use Bylaw. Therefore, development in the
vicinity of any wetland or water body requires careful consideration.
It should be noted that wetland areas, regardless of the Province's claim to them, may
be suitable for designation as Environmental Reserve through the subdivision process.
5.4 Oil and Gas
Oil and gas wells and pipelines are shown in Figure 5 Oil & Gas Activity. All well sites
within the boundary are abandoned, requiring a minimum development setback radius
of 5 m. All of the pipelines within the ASP boundary are low pressure natural gas and
have minimum development setback requirements equal to the pipeline right-of-way.
Developers are advised to contact the Alberta Energy Regulator (or its successor) to
confirm development setback requirements to all oil and gas facilities prior to
submitting an application for development or subdivision to the County.
5.5 Significant Historical Sites
There are no known significant historical sites within the ASP boundary.14
11 Excerpt from Environment Overview prepared by Spencer Environmental Management Services Ltd. for Al-Terra
Engineering. Source: Appendix B of Highway 16:24/26 and Highway 36:18/20 Interchange Southeast of Lavoy Functional
Planning Study, Al-Terra Engineering, 2013.
12 Email correspondence from Ian Taylor, Conservation Programs Specialist for North East Alberta, dated September 28,
2013.
13 Ibid.
14 Alberta Register of Historic Places interactive database searched September 2013 via HeRMIS Heritage Resources
Management Information System website found at: https://hermis.alberta.ca/ARHP/map/#
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Utility Servicing
8
6.0
Utility Servicing
6.1 Water
The Alberta Central East (ACE) Water Commission water line is located about 4.0 km
(2.5 miles) north of the ASP boundary along Township Road 522, as shown in Figure 2.
Extension of the water line south to the ASP area at this time may not be economically
feasible. However, as development potential within the ASP boundary is realised,
extending the regional water south may become desirable.
At this time independent water servicing (water well or cistern) or a centralized water
distribution system for a group of developments may be the most cost-effective means
of servicing developments with potable water. Rainwater catchment and treatment
may be a suitable alternative source of water for low volume users provided the
systems comply with Provincial regulations. Dry land uses, such as lay down yards, may
not require water servicing.
Providing sufficient volumes and pressure for fire flow water may prove challenging in
the absence of a piped water supply system. Water storage tanks, use of stormwater
ponds, dry chemical suppression and other alternatives could be explored. Proponents
will be required provide suitable solutions to this issue at the time of permit application.
6.2 Sanitary
Independent sewage disposal or a scalable centralized sewage management system
would be required to provide sewage disposal for developments requiring such
servicing. Innovative sewage disposal systems proven to be effective in a northern
prairie climate and meeting Provincial regulations are encouraged. The use of holding
tanks may be supported on a case by case basis if all other alternatives prove
unsuitable for the soil and site conditions or are demonstrated to be cost-prohibitive.
Dry uses may not require sanitary servicing.
6.3 Stormwater
Stormwater management, as necessary, will be accommodated on site for each
development and/or accomplished by way of a centralized stormwater management
system (i.e.: a stormwater management facility/pond) within a development area. The
use of permeable surfaces and rainwater storage systems could help reduce peak flow
volumes.
An overall site grading and stormwater management plan would be subject to the
applicable County and Provincial review, as necessary, and be required to balance
pre- and post-development runoff volumes while detailing the specifications for any
required stormwater management facilities.
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Transportation
9
7.0
Transportation
7.1 Roads
In the area of the proposed interchange, Highway 16 is a four-lane, divided highway
with a posted speed limit of 110 km/hr.15 Highway 36 at this location is a two-lane,
undivided highway with a posted speed limit of 100 km/hr and intersects Highway 16
just south of the CNR line.16 There is approximately 25 m between Highway 16 and the
CNR crossing.17
Range Roads 132, 130 and 125 are all gravel surfaced with a width of between 19 and
24 ft, averaging 22 ft. All of the Range Roads currently cross Highway 16 at grade.
Township Road 514 also has a gravelled surface with a width of 24 ft west of Highway 36
and 22 ft east of Highway 36. Township Road 514 intersects Highway 36 at grade. (See
Figure 6 Roads & Access).
7.1.1 Existing and Future Traffic Volumes
The following data is obtained from the Highway 16:24/26 and Highway 36:18/20
Interchange Southeast of Lavoy Functional Planning Study (the Functional Planning
Study) prepared by Al-Terra Engineering, 2013, and is provided for information purposes
only. Readers looking for greater detail and analysis of this information are directed to
the source document.
AADT
According to the Functional Planning Study, the 2010 Average Annual Daily Traffic
(AADT) on Highway 16 is 6,740 vehicles per day (vpd) to the west of Highway 36 and
6,240 vpd to the east of Highway 36. Further, truck traffic comprises 22% of these daily
traffic volumes.
The Functional Planning Study also indicates the 2010 AADT on Highway 36 north of
Highway 16 is 950 vpd, while the AADT south of Highway 16 is 1,130 vpd. Truck traffic
travelling north accounts for 27% of the traffic volume on this section of Highway 36,
while truck traffic accounts for over 18% of the volume travelling south on Highway 36.
AM/PM Peak
Table 2 and Table 3 summarize the morning and afternoon 'peak' traffic volumes for
Highways 16 and 36, both existing (2010 base year) and in the year 203018:
15 Highway 16:24/26 and Highway 36:18/20 Interchange Southeast of Lavoy Functional Planning Study, Al-Terra
Engineering, 2013.
16 Ibid
17 Ibid
18 Ibid
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Transportation
10
Table 2. Highway 16 Peak Volumes 2010 & 2030
Existing (2010)
Future (2030)
% Increase
HIGHWAY 16
AM
Peak
PM
Peak
AM
Peak
PM
Peak
AM
Peak
PM
Peak
Eastbound
328
344
605
595
45%
42%
Westbound
365
369
525
551
30%
33%
Table 3. Highway 36 Peak Volumes 2010 & 2030
Existing (2010)
Future (2030)
% Increase
HIGHWAY 36
AM
Peak
PM
Peak
AM
Peak
PM
Peak
AM
Peak
PM
Peak
Northbound
58
38
138
82
58%
53%
Southbound
56
59
108
112
48%
47%
7.2 Canadian National Railway
The Canadian National Railway (CNR) line runs parallel to the existing Highway 16 right-
of-way alignment, offering potential advantage to prospective developers in both the
interim and the long term (see Figure 6).
A rail spur was constructed to service a rural industrial development on part of the N 26-
51-13-W4M, located near the northwest quadrant of the Highways 16/36 intersection.
Additional rail spur development opportunities may be possible and details would need
to be negotiated directly with CNR in the early stages of a proposal.
Adequate advanced notification of CNR by prospective developers is required to
confirm setback and other safety requirements that may influence projects.
Developers may also wish to refer to the Proximity Guidelines and Best Practices Final
Report 2007 prepared by EarthTech for the Railway Association of Canada and the
Federation of Canadian Municipalities, readily available online and directly from CNR.
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Future Land Use Concepts
11
8.0
Future Land Use Concepts
8.1 Future Land Use
Figure 7 Interim Land Use Concept illustrates land use designations and potential access
points in relation to the existing Highway 16 right-of-way alignment. This concept has an
estimated time horizon of 20 years, which coincides with the approximate timing of the
realignment of Highway 16.
Figure 8 Long-Term Land Use Concept varies from Figure 7 in that it shows the future
realignment of Highway 16, the proposed resultant road closures, alternative potential
access points to designated lands, and new roads as proposed by the Functional
Planning Study and the Highway 16 Freeway Corridor Management Study. Areas
designated for Agriculture, Light/Medium Industrial and Commercial remain
unchanged.
8.1.1 Light/Medium Industrial
8.1.1.1 Land Use
Approximately eight and a half quarter sections of land are designated Light/Medium
Industrial. Light/Medium Industrial lands takes advantage of highway frontage (interim
and long-term), good visibility and, for parcels immediately north of the Highway 16
right-of-way, possible direct access to the CNR line.
Suitable uses in this designation are consistent with the uses listed in the County's Land
Use Bylaw for the Rural Industrial land use district including, but not limited to, the
following: agricultural service facility, agricultural processing industry, bulk fuel depot,
equipment fabrication, heavy equipment sales and service, natural resource
processing industry, outdoor storage, rural industry or vehicle service establishment.
8.1.1.2 Access
Access to industrial land is proposed off the existing Range Roads, Township Roads and
from Highway 36. No direct access will be allowed to Highway 16 in the long term.
New direct accesses to Highway 36 may be allowed with a preferred spacing of 800 m
between accesses.19
Two areas of Light/Medium Industrial land are located on either side of Highway 36
between the existing and future realigned Highway 16 rights-of-way. In the interim,
access may be obtained from Range Roads 130 and 132; however, any access to
these areas from these Range Roads will be temporary in nature. In the long term,
these lands may be challenging to access because the sections of Range Roads 130
and 132 that offer access in the interim will be closed in the long term once Highway 16
is realigned.
19 Alberta Transportation via email correspondence September 17, 2013
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Future Land Use Concepts
12
Direct, permanent access to these two areas after Highway 16 is realigned is proposed
to be from the eastbound lane of the former Highway 16, as shown in Figure 8. Yet,
these accesses cannot be created until after Highway 16 is realigned, an event not
anticipated for at least another 20 years. Additionally, the lack of east-west
connections via local roads north of Highway 16, especially west of Highway 36, results
in circuitous access to these two areas.
Development of internal subdivision roads may help to mitigate this long term access
situation; therefore, internal subdivision road layout should be designed to provide more
direct access from Highway 36 to these two areas wherever practical.
8.1.2 Commercial
8.1.2.1 Land Use
Approximately 120 acres of land is designated Commercial in the Land Use Concepts.
It is expected that the area of Commercial land designated in this ASP may be
adjusted over time to reflect actual market needs.
Land uses appropriate for this location at the intersection of Highway 36 and Township
Road 514 include those uses listed in the County's Land Use Bylaw under the Rural
Commercial land use district including, but not limited to, the following: commercial
greenhouse/plant nursery, commercial storage, contractor service (minor), food and
beverage establishment, heavy equipment sales and service, recreation vehicle
storage, retail gasoline and petroleum product sales, transportation facility, and
warehouse.
8.1.2.2 Access
Direct access to the commercial areas will be from Township Road 514 (see Figures 7 &
8). Access to Highway 36 from Township Road 514 will be shifted south due to the future
Highway 16 interchange footprint and roadway alignment requirements. Township
Road 514 will look, and perhaps may function, as a service road fronting commercial
land for a distance south of the existing Highway 36/Township Road 514 intersection
(see Figure 6 for road alignment details).
8.1.3 Agricultural
8.1.3.1 Land Use
The lands within the ASP boundary not designated for Light/Medium Industrial or
Commercial are designated Agricultural. This designation is consistent with existing land
use districting under the County's Land Use Bylaw, and uses listed therein are generally
supported by this ASP.
Market demand may increase desire/need to re-designate some Agricultural land for
either Light/Medium Industrial or Commercial. However, consideration of expansion of
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Future Land Use Concepts
13
the designations as shown in Figures 7 & 8 shall be supported with clear and defensible
planning rationale. Further, any approved expansion of the Light/Medium Industrial or
Commercial lands should be contiguous to avoid "leap frog" development and undue
negative impact on intervening lands. Any expansion or contraction of the land use
designations shown in Figures 7 & 8 would constitute an amendment to this ASP and
would warrant a full public engagement process.
8.1.3.2 Access
Access to existing Agricultural parcels (including rural residential) will remain
unchanged until such time as the realignment of Highway 16 is implemented. At that
time access will be per the Highway 16 Freeway Corridor Management Study and the
Functional Planning Study, and as generally shown in Figure 6. Any discrepancies
between this ASP and the aforementioned transportation planning documents
commissioned by Alberta Transportation regarding existing and future roads, road
closures and accesses are unintentional, and the Alberta Transportation documents
take precedence.
8.2 Transportation
Internal subdivision roads are expected to be detailed in the future to meet
development needs at that time. Therefore internal subdivision roads have not been
shown. Rather, potential access points from existing roadways have been illustrated for
conceptual purposes only.
Figure 6 Roads and Access shows the future Highway 16 right-of-way alignment and the
resultant road and access closures. The solid black lines depict roads or parts of roads
that will remain open after the Highway 16 realignment. Dashed black lines show roads
or parts of roads that will be closed. The blue lines indicate the locations of future
roadways or accesses proposed to be constructed.
It is important to note that all existing parcels retained after the Highway 16 realignment
will be provided with legal and physical access, as shown in Figure 6.
8.3 Subdivision & Consolidation
Upon realignment of Highway 16, it may be prudent to work with landowners to
reconfigure lot lines into more rational and marketable parcels. Wherever feasible, the
County should encourage landowners with awkwardly fragmented parcels to consider
working collaboratively with adjacent landowners to reconfigure lot lines for mutual
benefit. Subdivision or consolidation will not constitute an amendment to this ASP.
8.4 Development Phasing
Development phasing is likely to occur in response to market demand and investment
in upgrading road infrastructure.
Highways 16/36 Crossroads Area Structure Plan
Bylaw 1228-13
County of Minburn No. 27 | Future Land Use Concepts
14
Access to servicing is less likely to influence development phasing in the interim given
the cost constraints of creating served lots at this location.
Highways 16/36 Crossroads Area Structure Plan
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9.0
General Land Use Issues
9.1 Signage & Lighting
As the ASP area develops, centralized signage at entrances to development nodes
may be desirable and should be supported. Individual signage will need to conform to
the requirements of the County's Land Use Bylaw.
The predominately agricultural nature of this area requires that exterior lighting of
developments/sites be sensitive to this dominant character and maximize the benefits
of maintaining dark night skies. Light trespass into the night sky and onto adjacent
properties should be avoided. Excessively bright overhead lighting/yard lights should
be avoided and full cut off fixtures employed to avoid glare and distraction to the
travelling public using the adjacent roadways.
Additionally, Alberta Transportation may have signage and lighting guidelines
pertaining to developments adjacent to highways that would need to be considered.
9.2 Screening & Landscaping
The proximity to and visibility from Highways 16 and 36 suggest that appropriate and
year-round effective landscaping and/or fencing/screening be applied to
developments that include outdoor storage that could be considered unattractive.
In addition to the provisions of the County's Land Use Bylaw, the Development Officer
and/or Subdivision Authority, as applicable, is enabled by this ASP to apply more
rigorous screening and landscaping requirements. Variances to the minimum required
screening and landscaping requirements of the Land Use Bylaw should not be
considered, especially in proximity to a public road or Provincial Highway.
9.3 Agricultural Operations
Existing agricultural operations will be allowed to continue in perpetuity at the will of the
landowner. Lands designated Agricultural should not be unduly impacted by future
adjacent non-agricultural development within the ASP boundary.
9.4 Sour Gas Facilities
There are no existing sour gas facilities in the ASP boundary. The County may support
the development of a sour gas facility depending on its proximity to developed areas
and the limitations such a facility could place on future development.
9.5 Existing Residences
Existing habitable and inhabited residences within the ASP boundary may be impacted
by future non-agricultural developments.
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Early, appropriate and meaningful consultation between the development proponent
and any directly affected households should be conducted as part of the
development or subdivision application requirements.
The outcomes of the consultation should be recorded and provided to the
Development Officer and/or Subdivision Authority, as appropriate, to be considered
during the decision-making process.
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10.0 Policy Framework & Implementation
10.1 Interpretation
Policies are written using "shall", "should" or "may" statements. The interpretations of
"shall", "should" and "may" that follow may provide the reader with a greater
understanding of the intent of each policy statement:
'shall' - denotes compliance or adherence to a preferred course of action.
'should' - denotes compliance is desired or advised but may be impractical or
premature because of valid planning principles or unique/extenuating
circumstances.
'may' - denotes discretionary compliance or a choice in applying policy.
10.2 Amendments
Applications for amendment will require supporting documentation as described in the
Municipal Development Plan and Land Use Bylaw, and must be based on sound
planning reasons and generally accepted planning practices.
Changes in the location of land use designations as illustrated on Figures 7 and 8 will
trigger an amendment to this ASP. Small, reasonable adjustments to the boundaries of
the land use designations illustrated in Figures 7 and 8 may not constitute an
amendment, at the sole discretion of the County of Minburn.
Access points indicated on Figures 7 and 8 are conceptual only, and changes to their
locations shall not constitute an amendment to this ASP.
10.3 Review & Monitoring
This ASP shall be reviewed and monitored to ensure its policies and intent are consistent
with current planning principles and the needs of the County of Minburn.
It is recommended this document be reviewed at least every five (5) years. It is also
recommended that a thorough update, as needed and in consultation with Alberta
Transportation, be conducted upon completion of the Highways 16/36 interchange.
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11.0 Policies
The following policies will be used by the County of Minburn No. 27, including
Administration and Council, to provide guidance and direction when making decisions
on land use, subdivision and development on lands within the ASP boundary.
General
Policy 1
The County of Minburn shall ensure that all future land use, subdivision and
development, and amendment decisions made with respect to lands
within the boundary of the Highway 16/36 Crossroads ASP comply with the
provisions contained within this ASP, including the Figures. Decisions
related to document 'housekeeping' or those that would be considered
minor deviations, relaxations or variations from the provisions of this ASP
would not require an amendment to this document where it can be
demonstrated that the deviation, relaxation or variance does not
substantively alter the intent, force or effect of the provisions of this ASP.
Policy 2
Any discrepancies between this ASP and the Provincial transportation
planning documents referenced herein are unintentional, and the
Provincial transportation planning documents take precedence.
Variance
Policy 3
The exercise of discretion and variance related to any matter or decision
rendered with respect to this ASP as well as the amendment of this ASP
shall be guided by the following principles:
a) The exercise of variance or discretion in deciding an
application or amendment to this ASP must be both
reasonable and defensible within the letter and spirit of this
ASP as well as widely accepted planning principles;
b) If a requirement or provision of this ASP is to be deviated
from or if an amendment is to be made, it is essential that
those exercising the discretion or deciding upon variance
or making the amendment clearly understand the rationale
behind the requirement or provision they are being asked
to vary or amend;
c) Discretion, variance and amendment shall only be
considered if it can be demonstrated that the discretion,
variance or amendment being considered will, at a
minimum, not jeopardise the policies of this ASP and, at
best, better serve them;
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d) Any variance or discretion exercised or any amendment
made shall be fully documented so that the reasons and
rationale for the variance or discretion exercised or
amendment made are accurately recorded and clearly
understood.
Amendment Applications
Policy 4
The County of Minburn may undertake or require that the
owner/developer undertake an overall review of this ASP should an
owner/developer make repeated applications to amend this ASP once it
is in effect. The intent of an overall review, instead of continuing to
entertain individual, isolated amendment applications, is to consider and
evaluate the implications of the revisions to this ASP, at a minimum, in the
context of the entire ASP area and, if warranted, beyond this ASP area.
Policy 5
The County of Minburn shall ensure that amendment applications to alter
the boundaries of the Light/Medium and Commercial land use
designations shown on Figures 7 and 8 are supported by sound planning
rationale and generally accepting planning practices, result in contiguous
development (i.e.: avoid 'leap frog' development) and mitigate negative
impacts on adjacent Agricultural lands.
Subdivision & Development
Policy 6
The County of Minburn should support subdivision and consolidation of
awkwardly fragmented parcels resulting from the realignment of Highway
16 to improve access, parcel shape and marketability, as practical.
Signage & Lighting
Policy 7
The County of Minburn should support centralized signage at the
entrance to development nodes.
Policy 8
The County of Minburn shall encourage dark night skies.
Policy 9
The County of Minburn should require developers mitigate light trespass
from new developments through use lighting with full cut-off fixtures and
avoiding unnecessary up-lighting into the night sky.
Screening & Landscaping
Policy 10
The County of Minburn shall encourage an elevated standard both with
respect to landscaping standards and architectural appearance, with
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respect to all new development or any redevelopment within 300 m (985
ft.) of Highway 16 or Highway 36 within this ASP, considering this area is
highly visible from two major highways. The County will work to achieve
this through the various mechanisms at its disposal including, as examples,
the use of an overlay land use district and/or restrictive covenant. This will
be addressed at the time of subdivision and/or development as
appropriate.
Policy 11
The County of Minburn should not vary minimum standards of the Land
Use Bylaw for screening and landscaping on new developments,
especially in proximity to a public road or Provincial Highway.
Agricultural Operations
Policy 12
The County of Minburn shall allow existing agricultural operations to
continue in perpetuity at the will of the landowner. Existing agricultural
operations in the designation Agricultural should not be unduly impeded
and/or impacted by future non-agricultural development within the ASP
boundary and adjacent to existing agricultural operations.
Public Consultation
Policy 13
The County of Minburn may require proponents to engage adjacent
residents if it is deemed the proposed development may directly impact
an existing residence. The consultation must be done in the early stages
of the application process, be appropriate and meaningful, and the
outcomes of the consultations will be recorded and submitted for
consideration by the Development and/or Subdivision Authority.
Engineering Requirements
Policy 14
Developers shall ensure that all site preparation, public roads, and any
other public facilities/improvements is professionally engineered and
constructed to the satisfaction of the County of Minburn in accordance
with the County's standards.
Policy 15
Owners/developers shall ensure that subdivision and development permit
applications comply with the Stormwater Management Guidelines for the
Province of Alberta 1999, prepared by Alberta Environment, as
applicable. There shall be no change between pre- and post-
development off-site flows except where the application conforms to an
approved stormwater management plan approved in conjunction with
the County of Minburn.
Policy 16
Applicants of subdivision and development permit applications shall be
responsible for making all necessary arrangements regarding the
disposal/management of stormwater off-site and providing to/for the
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County of Minburn all required documentation, permission, approvals
and/or other forms of authorization from all relevant agencies having
jurisdiction in relation thereto.
Transportation
Policy 17
The provisions of the Crossroads ASP uphold and protect the integrity and
function of both Highway 16 and Highway 36. This is important to secure
and maintain Alberta Transportation's endorsement of this ASP.
Policy 18
The applicant/owner/developer may be required to prepare a Traffic
Impact Assessment (TIA), at their sole expense, as a condition of
subdivision or development approval pursuant to this ASP. The timing and
scope of the TIA will be determined by Alberta Transportation and the
County of Minburn. If a TIA should be required, it will be prepared to the
satisfaction of the County as well as Alberta Transportation.
Policy 19
The developer shall undertake, at the sole cost of the developer, any
engineering, requirements or improvements identified in or resulting from
the TIA approved by the County and/or Alberta Transportation, or any
other engineering, requirement or improvement specified by Alberta
Transportation in relation to Highway 16 or Highway 36 as a result of or that
is attributable to the development of this ASP area must be undertaken to
the satisfaction of Alberta Transportation, in consultation with the County.
Policy 20
Developers should design internal subdivision road layout(s) to help
mitigate circuitous access to adjacent parcels wherever practical.
Land for Road Widening
Policy 21
The County of Minburn shall ensure that when the opportunity arises as
part of a subdivision or development permit application within the ASP
area, and when considered warranted and appropriate by the
Development Officer in his review of the application, road rights of way
required up to and including 30 metres (100 ft) in total width should be
protected without compensation using whatever legal means/form of
agreement necessary and appropriate (ranging from survey and transfer
to dedication by caveat, etc.) at the time of subdivision or development
permit approval, as the case may be.
Hazardous Materials Development
Policy 22
The Development or Subdivision Authority, as the case may be, in
consideration of an application that involves explosives or radioactive
material, shall:
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a) consider the effects of the storage and/or transport of explosives or
radioactive material proposed in an application (e.g. the
implications of the development setbacks specified in the
applicable Regulations or the provisions of the Transportation of
Dangerous Goods Act) on the other existing and proposed use(s)
located or proposed to be located on the subject parcel as well as
adjacent parcels;
b) at their discretion, prior to deciding upon the application before
them, provide public notice, through means and to whom they
consider necessary, that a decision regarding an application
involving the storage and/or transport of explosives or radioactive
material is to be made, that an opportunity will be afforded to any
person notified to make representation on the application and that
the representations made shall be taken into account when final
consideration is given to the said application; and,
c) based on the circumstances of the application before them, and
at their sole discretion, either grant their approval, provided the
application otherwise complies with this ASP or any Conceptual
Scheme in effect, the applicable MDP and LUB, subject to the
applicant complying with all applicable provincial and federal as
well as any other municipal regulations related to explosives or
radioactive material (and submitting proof of same - e.g. a license
or certificate, as specified by the Development or Subdivision
Authority, that they have complied), or withhold their approval until
such time as the applicant demonstrates, to their satisfaction,
compliance with all applicable provincial and federal as well as
any other municipal regulations related to explosives or radioactive
material.
Oil & Gas Activity
Policy 23
The County of Minburn will not support development of sour gas facilities
within the ASP boundary.
Policy 24
The County of Minburn will work with oil and gas interests and landowners
to identify well-site development and production schedules that
coordinate with land use designations within this ASP. In working with oil
and gas interests and landowners, the County will strongly recommend
that the following siting/development principles be followed:
a) wells should be clustered whenever possible;
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b) flow lining to a common location for multiple wells should be
utilized whenever possible;
c) clustered well sites should be located whenever possible next to
public utility lots, storm water lakes and future municipal reserves
(parks);
d) road accesses to clustered wells should be combined wherever
possible and access routes utilized should be made to fit existing
and identified future roadways whenever possible;
e) operating conditions of well/battery sites should be adjusted as
follows:
i.
fluids should be hauled, tanks should be
vacuumed/cleaned and servicing/maintenance should
take place during regular daytime hours,
ii.
storage tank temperature should be kept at a level such
that associated impacts, particularly odour, are
minimized to the fullest extent possible,
iii.
portable generators should not be used to provide
power, and
iv.
every effort needs to be made using whatever measures
required to minimize odours, noise, dust, vibration and
any other negative impacts.
Subdivision Application Requirements
Policy 25
The County of Minburn may require that applicants for subdivision within
the Crossroads ASP provide information or address any or all of the
following prior to accepting the subdivision application as complete:
a) general terrain;
b) soil characteristics;
c) soils capability to provide drainage and absorb sewage
effluent;
d) potential for flooding, erosion or slumping of the land;
e) stormwater/wetland management;
f) adequacy of the proposed building sites;
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g) proposed public road access;
h) availability of a water supply that is adequate for drinking and
for the intended use of the parcel(s);
i) proximity to existing utilities;
j) proposed means of buffering in relation to adjacent lands;
k) all existing and historic oil/gas facilities and measures to mitigate
any associated impacts;
l) provision/availability of emergency services;
m) identification and form of reserve dedication as applicable per
the Municipal Government Act;
n) how the configuration, dimensions, spacing and location of the
proposed parcel(s) complies with the concepts of this ASP; and
o) any other matters the Subdivision Officer considers necessary.
Compliance with ASP
Policy 26
The County of Minburn shall pursue whatever actions are deemed
appropriate or necessary to secure compliance with the provisions of this
ASP.
Policy 27
The County of Minburn may require owner(s)/developer(s) to enter into an
agreement with the County as a condition of an approved subdivision or
development permit application pursuant to the Municipal Government
Act.
Policy 28
The County of Minburn may require caveats, performance bonds, letters
of credit, restrictive covenants or any other available mechanisms to
secure performance of any requirement stipulated in the provisions of this
ASP.
Consistency between Plans
Policy 29
The County of Minburn will ensure that when amendments are made to
this ASP in the future, any complementary amendments to the Municipal
Development Plan or Land Use Bylaw are also made to ensure
conformance with Section 638 of the Municipal Government Act.
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Monitoring & Review
Policy 30
The County of Minburn will monitor the Crossroads ASP on an on-going
basis. Notwithstanding, this ASP will be reviewed within five years of being
adopted (i.e.: by 2019).