This is the exact embedded text of the captured official document.
Snapshot 222cb221e480 · verified 2026-06-08 ·
original document ·
archived snapshot ·
unofficial consolidation, the official version is held by the municipal clerk.
Appendix "A"
Municipal Development
Plan 2021
Village of Elnora
Red Deer County Planning & Development Services
Bylaw No. 2021 - 02
Adopted: March 18, 2021
VILLAGE OF ELNORA MDP 2021
i
VILLAGE OF ELNORA MDP 2021
ii
VILLAGE OF ELNORA MDP 2021
iii
This page left intentionally blank for double sided printing.
VILLAGE OF ELNORA MDP 2021
iv
TABLE OF CONTENTS
1.0
PLAN PURPOSE ............................................................................................................ 1
1.1
Introduction .................................................................................................................. 1
1.2
Applicability .................................................................................................................. 1
1.3
Goals of the Municipal Development Plan .................................................................... 1
2.0
LEGISLATIVE REQUIREMENT ...................................................................................... 2
3.0
VILLAGE OF ELNORA PROFILE .................................................................................... 3
3.1
Location ....................................................................................................................... 3
3.2
Plan Area ..................................................................................................................... 4
3.3
History ......................................................................................................................... 5
3.4
Population .................................................................................................................... 5
3.5
Existing Development .................................................................................................. 6
4.0
PLANNING CONTEXT .................................................................................................... 8
5.0
PLANNING PROCESS .................................................................................................... 9
6.0
LAND USE CONCEPT .................................................................................................... 9
7.0
GROWTH MANAGEMENT .............................................................................................13
7.1
General Development .................................................................................................13
7.2
Residential ..................................................................................................................16
7.3
Commercial.................................................................................................................17
7.4
Industrial .....................................................................................................................17
7.5
Public Recreation ........................................................................................................18
7.6
Municipal/School Reserve ...........................................................................................19
8.0
TRANSPORTATION ......................................................................................................20
9.0
MUNICIPAL UTILITIES ..................................................................................................21
10.0
ENVIRONMENTAL MANAGEMENT ..............................................................................22
11.0
ECONOMIC DEVELOPMENT ........................................................................................24
12.0
INTERMUNICIPAL COOPERATION ..............................................................................25
13.0
ADMINISTRATIVE MATTERS .......................................................................................26
13.1
Interpretation ...............................................................................................................26
13.2
Implementation ...........................................................................................................26
13.3
Amendment ................................................................................................................26
13.4
MDP Review ...............................................................................................................27
13.5
Repealing the MDP .....................................................................................................27
13.6
Date of Commencement .............................................................................................27
VILLAGE OF ELNORA MDP 2021
v
14.0
Appendix "A" - POPULATION PROJECTION ................................................................28
15.0
Appendix "B" - PLANNING HIERARCHCY ....................................................................29
16.0
Appendix "C" - DEFINITION ...........................................................................................30
VILLAGE OF ELNORA MDP 2021
vi
List of Figures
Map 1. Village of Elnora location. ............................................................................................... 3
Map 2. Elnora Village Boundary. ................................................................................................ 4
Map 3. Land Use Concept. .......................................................................................................11
List of Tables
Table 1. Historical population count for the Village of Elnora and the average annual growth
rate. ........................................................................................................................................... 5
Table 2. Population projection .................................................................................................... 5
Table 3. Village of Elnora population distribution by age for the year 2016. ................................ 6
Table 4. Hierarchy of Municipal Plans as enabled by the Municipal Government Act. ...............29
VILLAGE OF ELNORA MDP 2021
vii
This page left intentionally blank for double sided printing.
VILLAGE OF ELNORA MDP 2021
1
1.0
PLAN PURPOSE
1.1
Introduction
The Municipal Development Plan is the primary planning policy document for local governments
in the Province of Alberta and is intended to provide direction for future change, growth and
development within a municipality.
The Municipal Development Plan (MDP) provides clear direction for the Village of Elnora's
Council and Administration. The Plan is intended to guide change and development in the
Village by:
-
defining the vision, principles, goals, and policies of the Village regarding land
use planning matters;
-
providing support for the administration and direction of the Village of Elnora
Area Structure Plan and Land Use Bylaw, and
-
providing a foundation for the preparation of more detailed land use plans.
1.2
Applicability
The goals and policies of the Municipal Development Plan apply to the lands within the Village
boundary, and are intended to:
a. Be consistent with the Provincial Land Use Policy and the Alberta Land
Stewardship Act where applicable;
b. Identify relevant and potential constraints and opportunities respecting
development in the community;
c. Identify how the Village can move towards achieving its goals; and
d. Guide the orderly, strategic, and systematic physical growth of the Village.
1.3
Goals of the Municipal Development Plan
The following generalized planning goals have been adopted by the Village of Elnora to direct
future community growth and development:
1.
To provide a guide for all land use planning documents;
2.
To identify opportunities and future growth needs and direction;
3.
To strengthen the Village's economic base by providing opportunities for
business and industry;
4.
To establish appropriate land use development strategy that provides for
economic viability, efficient transportation and utility servicing systems; and
5.
To promote compatible land uses and encourage orderly development.
VILLAGE OF ELNORA MDP 2021
2
2.0
LEGISLATIVE REQUIREMENT
Pursuant to Section 632 of the Act, The Municipal Government Act RSA 2000 (MGA) as
amended, states that every Council of a municipality must by bylaw adopt a municipal
development plan. This Municipal Development Plan has been prepared in accordance with
Provincial requirements and upon adoption will become a statutory document. The legal
framework and process for Council to adopt an MDP is established in the Municipal
Government Act. As MDPs are municipal bylaws, they are legal documents. If Council wishes to
allow development that contravenes the MDP, Council must first amend the MDP through a
process that will provide opportunities for public input. For further details refer to the
Implementation section of the Plan.
The following list of items must be addressed in a Municipal Development Plan document
including:
(i) the future land use within the municipality,
(ii) the manner of and the proposals for future development in the municipality,
(iii) the co-ordination of land use, future growth patterns and other infrastructure
with adjacent municipalities if there is no Intermunicipal development plan
with respect to those matters in those municipalities,
(iv) the provision of the required transportation systems either generally or
specifically within the municipality and in relation to adjacent municipalities,
and
(v) the provision of municipal services and facilities either generally or
specifically.
In addition an MDP must contain:
a. policies compatible with the subdivision and development regulations to provide
guidance and on the type and location of land uses adjacent to sour gas facilities,
b. policies respecting the provision of municipal, school or municipal and school
reserves, including but not limited to the need for, amount of and allocation of
those reserves and the identification of school requirements in consultation with a
affected school boards,
c. policies respecting the provision of conservation reserve in accordance with
section 664.2(1)(a) to (d) of the Act.
VILLAGE OF ELNORA MDP 2021
3
3.0
VILLAGE OF ELNORA PROFILE
3.1
Location
The Village of Elnora is nestled within the rural municipality of Red Deer County
3 km east of Highway 21, about 75 km southeast of the city of Red Deer, and 53
km east of Innisfail.
Map 1. Village of Elnora location.
VILLAGE OF ELNORA MDP 2021
4
3.2
Plan Area
The Village of Elnora's corporate boundary shall be referred to as the Plan Area for which the
Municipal Development Plan applies (see Map 2). The Plan area encompasses approximately
1.39 km2 (343 acres).
Map 2. Elnora Village Boundary.
VILLAGE OF ELNORA MDP 2021
5
3.3
History
The Village started out as a homestead in 1906 settled by Dan May. In 1908 Elnora was named
after Elinor Hogg and Nora Edwards, two of the first female pioneers in the area. The Elnora
community hall plays a central role where community gatherings are held throughout the
Village's History. This community hall hosted many events such as concerts, dances, elections,
trade shows, weddings, and many others.
In 1913 the Grand Trunk Pacific Railroad was built. The railway ran through the existing town
site and running two passenger trains a day. At present, Canadian National Railway owns and
operate the railway connecting Edmonton to Calgary by rail.
3.4
Population
The Village of Elnora's population fluctuated from 247 in 1996 at its lowest to 313 at its highest
in 2011 (Table 1) according to Statistics Canada, Census 1991-2016. The average annual
population growth rate for 25 years is 0.47% and 0.81% for 10 years.
Year
Population
% change
Average
Annual Growth Rate
(%)
1991
265
1996
247
-6.79
-1.34
2001
290
17.41
3.26
2006
275
-5.17
-1.06
2011
313
13.82
2.62
2016
298
-4.79
-0.98
Table 1. Historical population count for the Village of Elnora and the average annual growth rate.
Taking a population mid-growth scenario by using the available data using by averaging the 25
and 10 year annual growth rate gives us a modest prediction for population growth as shown in
the table below.
YEAR
2017
2021
2026
2031
2036
2041
Population
Projection
300
308
318
328
338
349
Table 2. Population projection
The population projection above shows that the estimated mid growth scenario is approximately
2 additional persons per year. Please see Appendix for more details.
VILLAGE OF ELNORA MDP 2021
6
The population breakdown by age as published by Statistics Canada based on the Census of
2016 is shown on the table below.
Age
Total
% of
Population
Cumulative %
of Population
0 - 14
45
14.75
14.75
15 - 24
20
6.56
21.31
25 - 34
40
13.11
34.42
35 - 44
25
8.20
42.62
45 - 54
40
13.11
55.73
55 - 64
45
14.75
70.48
65 over
90
29.51
100
TOTAL
305
100
Table 3. Village of Elnora population distribution by age for the year 2016.
The population table above would suggest that approximately 60% of the population will reach
retirement age of 65 within the next 20 years assuming that no other changes happen within the
same time frame. This would put pressure on services that seniors' will need in the future. The
challenge for the Village would be how aging in place would be accommodate to retain seniors
residing within the community and should the Village invest in making this a priority. Other
challenges include the retention and attraction of its population which largely depends on job
availability within and near the Village.
3.5
Existing Development
The majority of the existing development within the Village of Elnora is located on the quarter
section south of Township Road 352.
Residential
The Village of Elnora is composed of mainly single detached homes. This is reflective of
historical preference within the Village. A variety of housing choices would be beneficial to the
Village as the population ages and continues to evolve.
Commercial
The Village of Elnora concentrates commercial areas on Main Street between 1st and 4th
Avenues. Other commercial uses outside of main street are located on 5th Avenue and Main
Street, and 4th Avenue and King Street.
Several businesses in the Village includes, but not limited to, financial institutions offering
insurance and banking needs, a hotel bar and restaurant, grocery store, repair shops, and
trades related businesses (eg. carpentry, plumbing, etc.).
VILLAGE OF ELNORA MDP 2021
7
Industrial
The Village of Elnora does not have any industrial activity. The industrial district, however, is
indicated in the land use bylaw that does not require re-zoning located at the railway lands.
There are many challenges to developing this land, mainly that this is owned and operated by
CN Rail and servicing would be costly to cross the railway.
Community Facilities
The Village of Elnora community facilities include the two ball diamonds, Elnora Agri-Centre and
Curling Rink. They are situated on the south east corner of the quarter section south of
Township Road 352. The Village Community Hall is another community facility which shares the
same parking lot as the curling rink. Community gathering normally takes place at these
facilities. In addition a community library serves the community located on Main Street.
Parks, Open Space, Trails
The Village of Elnora has an outdoor park and open space along Queen Street and 6th Avenue
and a playground behind the Agri-Centre, as well as an established walking trail. Other open
spaces and playground facilities are outside of municipal jurisdiction located within the Village of
Elnora School located along the east side of Range Road 232 between 3rd and 4th Avenues.
Sidewalks lack connectivity throughout the Village which could be improved since this would
contribute to safety for pedestrians.
Transportation
Transportation for all ages is a challenge for the Village especially for those who are in need of
the service. The Village has a grid like pattern of streets. Strategies for non-driving members of
the community may be underserved including children, the vulnerable, aged and infirmed.
VILLAGE OF ELNORA MDP 2021
8
4.0
PLANNING CONTEXT
There are several existing planning documents that must be considered in the preparation of
this MDP namely the Village of Elnora General Municipal Plan, Village of Elnora and Red Deer
County Intermunicipal Development Plan, the Village of Elnora Area Structure Plan, and the
Village of Elnora Land Use Bylaw.
Village of Elnora General Municipal Plan
The Village of Elnora General Municipal Plan was in effect the Village's overall plan for the
community. However, when the Planning Act was repealed in 1995 and replaced by the
Municipal Government Act the plan lost its status as a statutory plan. The Village of Elnora did
not have a Municipal Development Plan until this was made a requirement once again by the
Province with the passing of the Modernized Municipal Government Act in 2018.
The General Municipal Plan for Elnora guided planning and development within Elnora which
was also taken into account when the Village of Elnora Area Structure Plan was created. This is
reflected on the undeveloped portion of the Village west of Queen Street.
The Village of Elnora and Red Deer County Intermunicipal Development Plan
(2018) - IDP
The IDP was adopted in collaboration between the two municipalities as part of the Province's
requirement in 2018. This planning document highlights the need to cooperation, coordination,
and collaboration on land use, municipal services, and environmental assets which may have
impacts to either municipality. The plan provides policies for protecting the Village from any
confined feeding operation by preventing them within the IDP boundary. The plan also provides
a policy mechanism to deal with any intermunicipal disputes that may arise in the future and
how these may be resolved.
The Village of Elnora Area Structure Plan (2008) - ASP
The ASP was adopted in 2008 which is a planning document providing a planning framework for
how future land use changes could occur within a specified plan area. The plan area applies
mostly to the quarter section north of Township Road 352. The future land uses being
contemplated includes residential, commercial, industrial, and open spaces. The plan provides
more details than the MDP for how future development is to proceed which also includes a
transportation layout connecting all land uses.
The Village of Elnora Land Use Bylaw (Bylaw No, 2020-05)
As required by the Municipal Government Act, the Village of Elnora has adopted a Land Use
Bylaw that regulates the use and development of all lands within the municipality. The Land
Use Bylaw was recently updated in 2021. The Land Use Bylaw is a key implementation tool of
the Municipal Development Plan.
VILLAGE OF ELNORA MDP 2021
9
5.0
PLANNING PROCESS
The Village of Elnora Municipal Development Plan 2021 was prepared in accordance with Part
17 of the Municipal Government Act. The public consultation followed a two-step process prior
to providing a final Draft Plan for Council consideration for first reading.
The plan was initiated with the first open house to provide the public with the outline of the MDP
and potential policy direction. This public open house was conducted over the internet through
ZOOM, a virtual meeting platform on January 28th of 2021, due to the pandemic (COVID - 19)
restrictions. This platform is free and accessible to anyone with an internet connection. Notice
was sent to Village residents and agencies one week prior to the open house being held.
A draft MDP was presented to Council at the February 9th Council meeting for Council feedback
prior to scheduling another public open house. The second public open house is meant to solicit
feedback from the public regarding the draft Village of Elnora Municipal Development Plan
2021. The Village of Elnora proceeded with a mail in notice to the public and applicable
agencies regarding the open house and posted the draft MDP on its website.
The second on-line public open house was held on February 17, 2021 through the same format
as the first. The public was given a chance to review and download the draft from the Village
website as well as a copy at the local Village Office.
All comments from the public were considered in the final draft of this MDP.
6.0
LAND USE CONCEPT
The Land Use Concept shown on Map 3 identifies the preferred future long term growth and
land use pattern as envisioned by the Village. This includes the type and location of different
land uses, potential future growth areas outside the Village's boundaries, and the general
location of major roads. The Future Land Use Concept Map also identifies environmental
features of importance, such as wetlands and vegetation, interconnected by a trail network
identified as open space.
It is anticipated that development over time will be contiguous in order to service the logical
growth of development. It would be prudent for the Village to maximize the potential for
development where existing municipal services are prior to crossing Township Road 352, the
main access road to the Village.
The general objectives and descriptions of the various land use designations identified on Map
3 are as follows:
Residential
Areas identified as Residential are intended for future residential growth. These areas are
composed of areas currently developed and subdivided for residential uses as well as
undeveloped areas that are suitable for future residential growth.
Commercial
The Commercial land use area is intended for commercial land use and is comprised of existing
commercial developments and undeveloped areas that are considered suitable for future
commercial development.
VILLAGE OF ELNORA MDP 2021
10
Currently commercial areas are concentrated at the Village centre and along the south side of
Township Road 352 as you enter the Village. The Village centre is the heart of the Village where
day to day exchange of goods and services occur. This is a place where interaction among
community members happen; activities include commerce, community events, and private
functions. Future commercial development is envisioned to occur along the north side of
Township Road 352 at the intersections of Main Street and Range Road 232.
Industrial
Lands identified as Industrial are intended for industrial land uses. Currently the majority of the
land zoned as industrial district is located at the rail road along the southern boundary of the
Village. Future industrial development is also envisioned to be directed to lands located north of
Township Road 352 in accordance with Map 3.
Public Recreation
Lands indicated as Public Recreation include areas that are currently being used for recreation
purpose as well as a series of open spaces, wetlands that will eventually be connected by a
community trail network. The wetlands are low lying and an important environmental feature
which contribute to "place making" as well the health and wellbeing of the community.
VILLAGE OF ELNORA MDP 2021
11
Map 3. Land Use Concept.
VILLAGE OF ELNORA MDP 2021
12
This page left intentionally blank for double sided printing.
VILLAGE OF ELNORA MDP 2021
13
7.0
GROWTH MANAGEMENT
The purpose of this section is to provide clear policy directions for all future development areas
within the Village. The following policies include, among other things, criteria for more detailed
plan preparation and developer responsibilities.
Goal
-
To ensure growth and development is managed in a
manner that is not only compatible with but also
enhances the physical setting and character of Elnora
and is within its financial capability to maintain and
service.
Objectives
-
Clearly define what is expected of proponents when
applying for future land use plan, land use bylaw
amendment, or subdivision
7.1
General Development
All applications for Land Use Bylaw amendments/re-
designation and subdivision shall be evaluated by the
Village according to the following criteria:
a. compliance with the Act, Regulation, MDP, Land
Use Bylaw, and any Council approved land use
plan that is in effect at the time of passing of this
Plan;
b. adequacy of road to provide safe access and
minimize off-site traffic impacts generated by a
proposed development;
c. land use compatibility evaluated whether the
nuisance generated by a proposed development
is acceptable given existing adjacent
development or general off-site impacts to the
Village community; and
d. site suitability; and
Subdivision applications may be processed
concurrently with re-districting applications upon
receipt of all required and approved technical and/or
engineering studies including but not limited to
servicing study, traffic impact assessment, and
environmental impact assessment.
engineering studies -
refers to technical reports
such as, but not limited
to, environmental impact
assessment, geotechnical
engineering report, flood
study, servicing or
infrastructure study, and
traffic impact assessment.
land use plan - refers to
any statutory or non-
statutory plan as defined
within the Act. This
includes IDP, MDP, Area
Re-development Plan,
ASP, Outline Plan,
development concept
plan
re-designation - means
land use bylaw
amendment for the
purposes of changing the
district designation from
one to another. Also
referred to as rezoning.
infill development - is the
process of developing
vacant or under-used
parcels within existing
urban areas that are
already developed.
municipal services -
refers to infrastructure
such as piped water,
sewer, storm water, road,
and other services
provided by the
municipality.
VILLAGE OF ELNORA MDP 2021
14
All new Area Structure Plans and Area Redevelopment Plans required as per the
policies of this Plan shall ensure the following matters are addressed where
applicable:
Conformity with this Municipal Development Plan, other Statutory Plans, other non-
statutory documents and the Land Use Bylaw;
a. Impacts on adjacent uses, natural areas, and recreational uses, including provision
for buffers and development setbacks;
b. Proposed land uses, population and may include employment projections for those
land uses;
c. Proposed methods of water supply, storm water management and sewage
disposal;
d. Access point(s) and internal circulation network and impacts on the external
existing transportation network;
e. Allocation of Municipal Reserve, School Reserve, Environmental Reserve, and
other Reserves in accordance with the Act;
f. Suitability of the site for development in terms of soil stability, groundwater level,
and drainage;
g. Confirmation of the location and geographic extent of any water-related features
(i.e. creeks, ponds, wetlands, etc.), forests, wildlife corridors, hazard lands, and
historic or archaeological sites;
h. Integration of natural areas into the design of developments to form part of a future
linked and integrated parks and open space system, including the retention of
forests, wildlife corridors, wetland areas, and the provision of storm water ponds
and parks to form continuous open spaces; and
i.
Any other matters identified by the Village.
A developer proposing a development that has a potential for substantial impacts that
are located outside of an existing Area Structure Plan or Area Redevelopment Plan
area shall, at the discretion of the Village, prepare a comprehensive site development
plan that includes the following information:
a. A comprehensive site design in accordance with the Land Use Bylaw;
b. An analysis of the estimated number of population, employees and users;
c. The impact of the proposed development and a mitigation strategy to address the
impacts on adjacent land uses (e.g. buffers);
d. A traffic impact assessment to determine impacts on the existing transportation
network;
e. The method of providing municipal services and storm water management to
control storm water runoff onto adjacent lands; and
f. Any additional information required at the discretion of the Village..
VILLAGE OF ELNORA MDP 2021
15
The adoption of this Plan does not require the Village of
Elnora to undertake any of the projects or improvements
referred to in this plan. Decisions on the use of the financial
resources and priorities of the Village shall continue to be
made as part of the Village's usual capital and operating
budget process
Infill development and intensification of development within
existing built areas shall be encouraged in order to
maximize the use and efficiency of existing municipal
utilities and road infrastructure.
Any development in proximity to the Railway shall have
regard to the FCM-RAC "Proximity Guidelines."
Agricultural operations shall continue to be allowed within
the lands indicated as Urban Reserve District in the Village
Land Use Bylaw until such time as they are developed in
accordance with approved plans.
The Village shall not support any application for Confined
Feeding Operation (CFO) within the Village boundary nor
within the one mile radius of its municipal boundary in
accordance with the Village of Elnora and Red Deer County
Intermunicipal Development Plan (IDP).
Developer Responsibility
As a condition of subdivision or development permit approval, the Village shall require
developers:
a. to enter into subdivision and/or development agreement with respect to the
provision of all infrastructure required to service the site;
b. to provide all the required technical studies and/or engineering reports;
c. to provide payment for all required offsite levies and all applicable fees.
The costs of providing municipal infrastructure (roads, water, sanitary sewer, storm
sewer) within the area being developed shall be the responsibility of the developer.
Financial Impact Assessment
The applicant of a subdivision and/or development permit for any subdivision,
development or land use bylaw amendment may be required to complete a financial
impact assessment that considers the life cycle cost to the Village of maintaining the
infrastructure required to service the subdivision and/or development.
Referral Process
All planning applications including land use plans, subdivision or development permits
located within 1.6 km (1 mile) of a highway shall be referred to Alberta Transportation
for review and comment.
All proposed land use plans shall provide clearance from Provincial agency
responsible for Historical Resources Impact Assessment.
Agricultural
Operation - as
defined in the
Agricultural and
Operations
Practices Act.
FCM - stands for
the Federation of
Canadian
Municipalities
RAC - stands for
Railway Association
of Canada
Regulation - is the
Subdivision and
Development
Regulation, AR
43/2002, as
amended.
VILLAGE OF ELNORA MDP 2021
16
A subdivision or discretionary development permit shall be referred to adjacent
municipality in accordance with the Act.
A subdivision or development permit application may be referred to any other agency
as deemed necessary by the Act, Regulation, Land Use Bylaw and the MDP.
7.2
Residential
Goal
-
To have Inclusive neighbourhoods that contain a range of housing opportunities and
related compatible uses that support the needs and preferences of a variety of
household types and income levels.
Objectives
-
Encourage the development of a variety of housing types
-
Maintain an adequate supply of fully serviced land availability for all housing types
Policies
Residential development shall be directed to those identified as Residential on Map 3.
A range of housing forms including but not limited to single detached, duplexes/semi-
detached, row-houses and apartments shall be encouraged and supported in order to
meet the needs of existing and future populations.
Seniors housing shall be encouraged to locate in proximity to areas where there is
access to various community and commercial services (i.e. the Village center) as well
as community amenities.
The Village may support legal accessory dwelling units such as garage suites, garden
suites as a means of increasing housing choice and affordability.
The Village may provide support and/or partner with other organizations to ensure an
adequate supply of affordable housing within the community.
The Village shall encourage the development of aesthetically pleasing
neighbourhoods that will enhance the character of the Village.
Residential development shall, at a minimum, follow the setback requirements as
prescribed in the Regulation or Provincial Guidelines if it is within proximity to the
following:
a. active or non-operating sanitary landfill and waste water facility;
b. provincial highway;
c. existing sand and gravel extraction site;
d. active or abandoned oil and gas facility or pipeline; and
e. sour gas facility
The Village will strive to ensure adequate separation of residential areas from
industrial development areas and may require the use of physical or distance buffering
to minimize negative impacts to residents.
VILLAGE OF ELNORA MDP 2021
17
7.3
Commercial
Goal
-
A vibrant and diverse mix of commercial developments that meet the needs of the
Village of Elnora, and surrounding area.
Objectives
-
Support existing businesses and uses and encourage new commercial development.
-
To allow for the diversification of the commercial land base of Elnora.
-
To ensure an adequate supply of commercial lands available for a variety of commercial
uses.
Policies
Commercial development shall be directed to those areas identified as Commercial on
Map 3.
The Village shall continue to recognize and promote commercial development within
the core of Elnora along Main Street, between 2nd and 4th Avenues.
Commercial development along Township Road 352 and Queen Street should be
differentiated with other commercial areas by targeting goods and services to be
provided for mainly the traveling public so as not to pull commercial developments
away from Main Street.
Commercial developments shall be attractive and in good repair. The Village may
explore initiatives or programs to promote and assist façade improvements on Main
Street.
Explore ways to create a centralized market for small home-businesses in and the
surrounding area of Village to sell products or exchange ideas.
The Village should engage and network with stakeholders within and outside the
Village seeking opportunities to leverage Elnora's competitive advantage.
7.4
Industrial
Goal
-
A strong industrial district that provides employment opportunities and serves the needs
of Elnora and the surrounding area.
Objectives
-
Encourage and allow for the development of a diversity of Industrial development in
appropriate locations.
-
Protect industrial land from the encroachment of non-compatible land uses and minimize
conflicts with adjacent land uses.
-
Encourage industrial development that conserves energy, water, materials, and other
resources.
VILLAGE OF ELNORA MDP 2021
18
Policies
The Village shall direct industrial development to areas identified as Industrial on Map
3.
Infill and redevelopment of industrial lands, including brownfield sites, within existing
industrial development areas shall be encouraged.
New industrial areas should be serviced by a full range of municipal services.
Developers shall be responsible for the upgrading and extension of the services
required for new industrial developments.
Care shall be taken with regard to the location and approval of industrial uses that
would normally generate significant offsite nuisances such as noise, vibration, smoke,
dust, odour or potential environmental contamination. Such uses shall maintain an
adequate distance buffer from other land uses and residential areas in particular.
Industrial developments shall be designed so as to minimize visual impacts on
adjacent non-industrial land uses to the satisfaction of the Village.
The Village shall require an independent Environmental Impact Assessment (EIA) to
be completed before considering approval of an industrial use in a newly developed
area which may have impacts on public health or the environment.
Industries considered hazardous due to the transport, handling, bulk storage or use of
hazardous materials shall be discouraged from locating within the Village boundaries.
Access to new industrial developments shall not be routed through residential areas.
7.5
Public Recreation
Goal
-
To have integrated, accessible and well-planned facilities, along with open space and
parks system that supports a broad range of recreation and cultural opportunities
catering to diverse groups within the Village and surrounding area.
Objectives
-
To provide neighbourhood green space and allow for the development of community
facilities.
-
Ensure that the parks and recreational uses/spaces are located and distributed in a
manner that meets Village residents' needs.
Policies
Lands identified as Public Recreation on Map 3 are considered suitable for the
development of future public recreation and community facilities.
The Village shall be consulted in the design of any new public trails and facilities as
part of any development where applicable as deemed by the Village.
The Village shall require developers to provide and/or demonstrate how their proposed
plan/development will connect to existing or planned walking trail(s) and/or other
community amenity such as public open spaces as applicable.
VILLAGE OF ELNORA MDP 2021
19
7.6
Municipal/School Reserve
The Act enables municipalities to require that Municipal and/or School Reserves be
dedicated at the time of subdivision for park, buffer and school site purposes. The Act
allows municipalities to require such dedication in the form of land or as cash in lieu of
land or a combination of both.
In determining the allocation of Municipal Reserve (MR) under Policy 7.8.4 the Village
shall adhere to the land use plans and policies contained in the applicable Area
Structure Plan, Area Redevelopment Plan, or non-statutory document.
Cash-in-lieu of land for Municipal and/or School Reserve dedication may be accepted
in circumstances where the amount of land to be dedicated as reserve is too small to
be useful, or the area does not benefit from Municipal and/or School Reserve lands.
The funds received will be allocated to the Village's Municipal Reserve fund and may
be used for Municipal and/or School Reserve purposes to acquire lands for
recreational purposes, or for the development of public parks, school board purposes
or public recreation area.
School Reserve (SR) shall be determined in cooperation between the Village and the
School Authorities.
The developer shall provide a market value appraisal certified by a qualified appraiser
to determine the amount of cash-in-lieu of land for Municipal and/or School Reserve
dedication, pursuant to the Act. If the applicant for a subdivision and the Village cannot
agree on a land value; alternatively, the rate of payment may be based on the
assessed value of the subject land as determined by the Village assessor.
VILLAGE OF ELNORA MDP 2021
20
8.0
TRANSPORTATION
Goal
-
An accessible transportation network that provides a wide variety of options that are
efficient, reliable and cost-effective to serve diverse needs and capabilities of the public.
Objectives
-
To encourage and ensure the development of an efficient, effective, and safe multi-
modal transportation network that meets the needs of the community.
Policies
The general transportation network is shown on Map 3.
The Village may require traffic impact assessment (TIA) for development or
subdivision proposals to determine efficient traffic circulation or roadway improvement
or required road upgrade. If TIA is required, then this shall be a condition of
subdivision or a condition of development permit approval.
If required, road widening for municipal road shall be dedicated at the time of
subdivision.
The Village shall consult and co-ordinate with the County regarding transportation
network that connects the two municipalities in order to ensure seamless and
acceptable level of service for both the Village and County residents.
The Village may pursue a development of a Transportation Master Plan that
addresses all modes of transportation including but not limited to motorized vehicles,
pedestrians, and non-motorized vehicles.
The transportation network within the Industrial area shall:
a. take into account the impact of traffic that it might have on the Village and
neighbouring municipality; and
b. identify the truck route within the Village thru coordination with stakeholders prior
to development.
VILLAGE OF ELNORA MDP 2021
21
9.0
MUNICIPAL UTILITIES
Goal
-
All residents, businesses and properties have access to safe, reliable, adequate and
cost effective utility services capable of supporting existing and future urban
development.
Objectives
-
Ensure potable municipal water, sanitary services, storm water management, and flood
control measures are designed and developed in a manner that maintain the integrity of
streams, riparian areas, and wetlands while adequately servicing Village residents in a
reliable, efficient, and affordable manner.
Policies
Make efficient use of the existing infrastructure and maximize the capacity of these
municipal services in order to realize maximum delivery of service in a short distance.
All development shall be serviced with municipal water, sanitary sewer, and storm
water management system.
Detailed design and analysis shall be required prior to the approval of subdivision in
determining the development of municipal water, sanitary sewer, and storm water
management.
The Village shall require developers to prepare an overall servicing concept or design
brief which must address the ability to extend Village infrastructure, available capacity
of required upgrades to ensure capacity, and the influences of upstream and
downstream development needs.
The servicing concept required in Policy 9.1.4 and 9.1.5 shall be provided prior to re-
designation of a parcel or portions of a parcel within approved land use plans under
the Land Use Bylaw to allow for subdivisions.
VILLAGE OF ELNORA MDP 2021
22
10.0
ENVIRONMENTAL MANAGEMENT
Goal
-
For natural areas and features in the Village to be protected and enhanced wherever
possible in order to maintain ecological integrity and prevent negative impacts to
property.
Objectives
-
Preserve and enhance the natural environments within and adjacent to the Village.
-
Incorporate natural areas within future development plans in the Village..
Policies
Development shall be prohibited where places are susceptible to flooding. Therefore,
a developer is required to prove out via a study that a proposed development is
outside the 1:100 year flood plain if developing near water course or water body.
The Village should encourage the use of native vegetation in landscaping and park
areas to minimize the need for maintenance, watering, and other unnecessary inputs.
Developers are tasked to demonstrate water table location in order to assess buildable
sites and the types of appropriate development.
The Village shall prohibit development on steep slopes (greater than or equal to 15%
grade).
Environmental Reserves shall be dedicated to ensure that conservation or
preservation of natural environmental features to protect water course and water body
contributing to biodiversity to the greatest extent possible as per the Municipal
Government Act.
Conservation Reserves shall be identified prior to land use bylaw amendment stage so
as to inform the dedication at the time of subdivision in favour of the municipality.
The Village shall compensate the developer for lands that would be dedicated as
Conservation Reserve in accordance with the Act.
Lands that are subject to potential erosion, high water tables, or other matters
consistent with Section 644(1) of the Act, shall be dedicated as Environmental
Reserve (ER) at the time of subdivision.
Where the need for ER requires confirmation, or situations arise where the amount of
ER proposed to be dedicated exceeds the allocations identified in the Act, the Village
may require that a geotechnical report, biophysical assessment, and/or
hydrogeological study be prepared to support the proposed dedication.
For subdivisions adjacent to a water course, the top of bank shall, at the discretion of
the Village, be required to be surveyed by a registered Alberta Land Surveyor as part
of the application process. This documentation shall serve as the basis for determining
ER requirements.
For subdivisions adjacent to water bodies, ER shall include sufficient shore lands so
as to provide adequate protection for waterfowl, fish, and wildlife habitat, and public
shoreline access. In these areas, the ER allocation may be supplemented by
VILLAGE OF ELNORA MDP 2021
23
Municipal Reserve where the additional lands are required to accommodate parks or
playground areas, trail corridors or walkways.
The Village should seek provincial, federal, or other sources of funding in order to
identify any environmentally sensitive areas within the Village in order to inform
Council decisions prior to development being considered.
Other instruments available as provided by the Act such as Conservation Easements
and Environmental Reserve Easement will only be used in combination of the
Environmental Reserve and/or Municipal Reserve if the maximum allowable is
insufficient to cover the lands required for environmental protection.
The Village may enter into a written agreement regarding Environmental Reserve
dedication prior to a subdivision application or prior to a subdivision decision as
provided by the Act. This does not waive the Village's right to other planning
instruments available to them as provided for by the Act.
VILLAGE OF ELNORA MDP 2021
24
11.0
ECONOMIC DEVELOPMENT
Goal
-
A vibrant economically viable community and is capable of sustaining itself financially.
Objectives
-
Support and promote the local business community and the growth of the commercial
sector.
-
Encourage commercial ventures that promote local tourism.
-
Collaborate and seek opportunities with neighbouring municipalities to promote and
encourage economic growth within the Village and surrounding area.
-
Explore joint economic pursuits with neighbouring municipalities where there is mutual
benefit.
Policies
The Village may explore economic development opportunities with the County where it
is mutually beneficial.
The Village may engage with business owners to explore ways to promote the Village
as the place to be as a centralized market for the surrounding area.
The Village may consider developing a registry of local businesses and services in
order to identify and then actively seek to fill gaps.
Where compatible with residential land uses, the development of home occupations
shall be encouraged.
The Village may engage with various industries to promote Elnora within and outside
the region in cooperation with other agencies.
VILLAGE OF ELNORA MDP 2021
25
12.0
INTERMUNICIPAL COOPERATION
Goal
-
Cooperate with adjacent municipalities and other government agencies to achieve
mutual objectives benefitting residents and businesses in Elnora and helping to secure
the Village's long-term position in the region.
Objectives
-
Collaborate with provincial agencies, the County, neighbouring municipalities, etc., on
regional and provincial issues.
-
Take an open dialogue approach to address intermunicipal development issues and
issues of mutual concern or interest.
Policies
The Village promotes open communication with other interested parties including local
industry, landowners, the Province, Red Deer County, transportation and utility
companies and provincial authorities that provide services in the area.
The Village will continue to collaborate with the County as per the Intermunicipal
Development Plan (IDP) and Intermunicipal Collaboration Framework (ICF) to address
issues of mutual concern and to ensure that development in either municipality
complements the existing and future land uses of the other municipality.
The Village shall continue to have an open dialogue with the County to share
information regarding development or initiative that could have an impact, positive or
negative, on the County.
VILLAGE OF ELNORA MDP 2021
26
13.0
ADMINISTRATIVE MATTERS
13.1
Interpretation
The Village of Elnora Municipal Development Plan is a high level plan that has a long term time
horizon, 20 years and greater, and therefore, is general in nature. The MDP is a planning tool
for Village Council and staff giving them the means to evaluate development and/or land use
plan proposals and how they align or conform to the long-term growth and development pattern
that the Village aspires to achieve.
The MDP is general in nature, thus the boundaries between land uses shown on the
Land Use Concept map - Map 3 should be loosely interpreted and the specific
boundaries shall be determined through the re-designation process.
Subject to Council's approval, substantive changes to the MDP policies will require an
amendment to the MDP and any other affected plan(s).
The MDP contains shall, should, and may policies which are interpreted as follows:
a. "Shall" policies must be complied with,
b. "Should" policies mean compliance in principle, but is subject to the discretion of
the applicable authority on a case by case basis, and
c. "May" policies indicate that the applicable authority determines the level of
compliance required.
13.2
Implementation
The goals and policies of the MDP are implemented thru various planning tools such
as an adoption of statutory and non-statutory plans, including the Land Use Bylaw,
and other policy documents.
13.3
Amendment
Amendment to the Municipal Development Plan shall adhere to Part 17 of the Act.
All statutory plans must be consistent with higher level plans as specified in the Act,
which may require an amendment to lower level plans to ensure their compliance with
the MDP.
Any inconsistency between statutory plans, the higher level plan shall prevail only to
the extent of the inconsistency.
VILLAGE OF ELNORA MDP 2021
27
13.4
MDP Review
To ensure the relevancy of this Municipal Development Plan, the entire Plan should be
reviewed every five years or as determined by Council.
13.5
Repealing the MDP
The Municipal Development Plan may be repealed by passing a bylaw to repeal
and/or replace the MDP with a new Plan;
The municipality has the sole authority to repeal this Plan.
13.6
Date of Commencement
The Policies of this Plan takes effect upon passing of the bylaw.
Appendix "A" and Appendix "B" do not form part of the Municipal Development Plan policies.
These appendices are meant to provide added information only which may be amended from
time-to-time for clerical errors or up-dates.
VILLAGE OF ELNORA MDP 2021
28
14.0
APPENDIX "A" - POPULATION PROJECTION
Population growth analysis shows that if we look at historical annual population growth rate we
can determine population projection. The worst case scenario would be the five year annual
average where the annual growth rate was -0.98%. The best case scenario would be to use the
average of the 25 years and 15 years growth rate of 1.14% for an optimistic projection. Using
the average of the 25 years and 10 years gives an annual average growth rate of 0.64% was
used for mid growth projection. The Table shows these three scenarios:
YEAR
WORST CASE
PROJECTION
MID-GROWTH
PROJECTION
OPTIMISTIC
PROJECTION
2017
295
300
301
2021
284
308
315
2026
270
318
334
2031
257
328
353
2036
245
338
374
2041
234
349
396
VILLAGE OF ELNORA MDP 2021
29
15.0
APPENDIX "B" - PLANNING HIERARCHCY
How does this Plan fit within the hierarchy of Plans that municipalities have? The figure below
shows a visual representation of how this Plan fits within the overall hierarchy of Plans that
govern municipalities. The higher level plans starts from the top higher level policy document to
regulation, and site development. These plans starts with a broad planning area with statements
or policies that are general in nature to increasingly detailed plan as you move down the list.
Table 4. Hierarchy of Municipal Plans as enabled by the Municipal Government Act.
Municipal Government Act
Intermunicipal Development Plan
Municipal Development Plan
Major Area Structure Plan
Area Redevelopment Plan
Local Area Structure Plan
Outline Plan
VILLAGE OF ELNORA MDP 2021
30
16.0
APPENDIX "C" - DEFINITION
All words or expressions contained in this Municipal Development Plan that are not listed in this
Appendix shall have the meanings respectively assigned to them in the Municipal Government
Act, the Subdivision and Development Regulation, and the Village of Elnora Land Use Bylaw.
Act - refers to Municipal Government Act, RSA 2000, Ch. M-26,
Agricultural Operation - as defined in the Agricultural and Operations Practices Act.
Area Redevelopment Plan (ARP) - A statutory plan prepared pursuant to the Act that provides
a framework for the preservation, rehabilitation, removal and replacement of buildings, the
construction of new buildings, and the rezoning and subdivision of land to facilitate the
redevelopment of a specified area.
Area Structure Plan (ASP) - A land use and servicing plan adopted by bylaw and prepared in
accordance with the Act. It provides a site-specific, detailed framework for rezoning, subdivision
and development, and addresses the staging of development, land use, density and
infrastructure matters.
Brownfield - A former commercial or industrial development that has since become derelict,
vacant, or underutilized which may or may not have environmental contamination.
Confined Feeding Operation (CFO) - As defined by the Agricultural Operation Practices Act
(AOPA), means fenced or enclosed land or buildings where livestock are confined for the
purpose of growing, sustaining, finishing or breeding by means other than grazing and any other
building or structure directly related to that purpose, but does not include residences, livestock
seasonal feeding and bedding sites, equestrian stables, auction markets, race tracks or
exhibition grounds.
Conservation Easement - A voluntary legal agreement, as defined in the Environmental
Protection and Enhancement Act, between a landowner and government or conservation
agency. The easement protects the natural assets of the agreed upon land area by restricting
the landowners' ability to develop within the easement area.
Conservation Reserve - is a planning tool, that allows for the purchase of environmentally
significant lands by a municipality to form a Conservation Reserve in accordance with Section
664.2 of the Municipal Government Act.
VILLAGE OF ELNORA MDP 2021
31
Environmental Reserve - land, as described in the Act, that is considered to be hazardous
and/or undevelopable because of its natural features or location (e.g. unstable slopes or flood
prone); and therefore is required to dedicate at the time of subdivision in accordance to the Act.
Environmental Reserve Easement - is a planning tool that allows for a caveat to be registered
with Land Titles in favour of the municipality for lands that may be dedicated as environmental
reserve in accordance with the Act.
Engineering studies - refers to technical reports such as, but not limited to, environmental
impact assessment, geotechnical engineering report, flood study, servicing or infrastructure
study, and traffic impact assessment.
FCM - stands for the Federation of Canadian Municipalities
Infill development - is the process of developing vacant or under-used parcels within existing
urban areas that are already developed.
Intermunicipal Collaboration Framework (ICF) - a tool, as mandated by the Province, that
facilitates cooperation between neighbouring municipalities in order to ensure municipal
services are provided to residents in an efficient and cost effective manner.
Intermunicipal Development Plan (IDP) - a jointly agreed upon statutory plan adopted
pursuant to Section 631 of the Act that addresses the future development of lands adjacent to
neighbouring municipalities where joint efforts by municipalities for cooperation, collaboration
and coordination for mutually agreed upon outcome.
Municipal services - refers to municipal infrastructure such as piped water, sewer, storm
water, road, and other services provided by the municipality.
Land Use Bylaw - a regulatory document, as required under the Act, that includes rules and
regulations describing how individual properties may be used or developed within a municipality.
Land use plan - refers to any statutory or non-statutory plan as defined within the Act. This
includes IDP, MDP, Area Re-development Plan, ASP, Outline Plan, development concept plan
Municipal and/or School Reserve - is parcel of land, or cash value equivalent, that is
dedicated at the time of subdivision in accordance to Act, to a municipality for the purposes of
providing public parks, public recreation areas, schools or to separate areas of land that are
used for different purposes.
VILLAGE OF ELNORA MDP 2021
32
Statutory Plan - a plan that that is adopted by bylaw in accordance with the Act and includes:
Intermunicipal Development Plans, Municipal Development Plans, Area Structure Plans, or Area
Redevelopment Plans.
RAC - stands for Railway Association of Canada
Regulation - is the Subdivision and Development Regulation, AR 43/2002, as amended.
Re-designation - means land use bylaw amendment for the purposes of changing the district
designation from one to another. Also referred to as rezoning.
VILLAGE OF ELNORA MDP 2021
33