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Macleod landing
AREA Structure plan
Bylaw No. 1961
Prepared by
NOVEMBER 2022
Table of Contents
1.0
INTRODUCTION ........................................................................................................................... 3
1.1
BACKGROUND ............................................................................................................................... 3
1.2
OWNERSHIP .................................................................................................................................. 4
1.3
PURPOSE AND INTENT OF THE PLAN ............................................................................................ 4
1.4
MUNICIPAL DEVELOPMENT PLAN ................................................................................................. 4
1.5
LEVEL OF PLANNING DETAIL AND FLEXIBILITY .............................................................................. 5
1.6
PROCESS ........................................................................................................................................ 5
1.7
OBJECTIVES ................................................................................................................................... 6
2.0
DESIGN CONSIDERATIONS ........................................................................................................... 7
2.1
SITE CONTEXT AND ADJACENT LAND USES ................................................................................... 7
2.2
EXISTING LAND USE ...................................................................................................................... 7
2.3
TOPOGRAPHY AND EXISTING SITE CONDITIONS ........................................................................... 7
2.4
EXISTING ROAD NETWORK ........................................................................................................... 8
2.5
EXISTING SERVICING AND INFRASTRUCTURE ............................................................................... 8
2.6
RESIDENTIAL HOUSING DEMAND AND EXISTING CONDITIONS .................................................... 8
3.0
LAND USE CONCEPT................................................................................................................... 11
3.1
OVERVIEW OF DESIGN ................................................................................................................ 11
3.2
RESIDENTIAL DEVELOPMENT ...................................................................................................... 13
3.3
PARKS, PATHWAYS AND OPEN SPACE DESIGN ........................................................................... 16
3.4
COMMERCIAL DEVELOPMENT DESIGN ....................................................................................... 18
3.5
SUSTAINABILITY .......................................................................................................................... 22
4.0
SEQUENCE OF DEVELOPMENT ................................................................................................... 23
4.1
REDESIGNATION OF LAND (REZONING) ...................................................................................... 23
4.2
SUBDIVISION OF LAND ................................................................................................................ 23
4.3
DEVELOPMENT OF INDIVIDUAL LOTS ......................................................................................... 25
5.0
PUBLIC CONSULTATION PROCESS .............................................................................................. 26
6.0
SUMMARY ................................................................................................................................. 27
APPENDIX .............................................................................................................................................. 28
DEFINITIONS AND ACRONYMS ................................................................................................................. 28
MAPS
Map 1 - Location Map ..................................................................................................................... following 2
Map 2 - Zoning ................................................................................................................................ following 2
Map 3 - Contours ............................................................................................................................ following 6
Map 4 - Infrastructure .................................................................................................................... following 6
Map 5 - Land Use Concept ........................................................................................................... following 10
This page is intentionally left blank
Macleod Landing Area Structure Plan - Bylaw 1961
3
1.0 INTRODUCTION
1.1
BACKGROUND
The Town of Fort Macleod is a vibrant community in
southern Alberta with a long and important history. Recent
growth within the Town has been spurred by the availability
of vacant commercial and residential lots. Long term plans
outlined in the Town's Municipal Development Plan identify
development expansion to the east. The Macleod Landing
lands identified in this Area Structure Plan (ASP) are readily
serviceable
and
close
to
existing
amenities
and
transportation infrastructure (see Figure 1 and Maps 1 & 2).
For these reasons, as well as the need for affordable housing
alternatives, the area has been chosen as a priority for future
subdivision and development.
The Macleod Landing ASP will outline the future subdivision
and development for the land identified in Figure 1 below
and on Map 1. The primary development parcel is
approximately 13.68 ha (33.8 acres) and is legally known as
Lot 3, Block 31, Plan 121 2310. Overall, the ASP involves 36.0
acres.
Figure 1: Town of Fort Macleod - Macleod Landing Context Map
9 AVE
EDWARD MAUNSELL (7th) AVE
10 AVE
27 ST
29 ST
28 ST
COW
BLEASDELL ST
GENGE AVE
HIGHWAY No 3
25A ST
8 AVE
27 ST
19 ST
20 ST
7 A AVE
EDWARD MAUNSELL (7th) AVE
8 A AVE
18 ST
8 AVE
26 ST
8 AVE
29 ST
28 ST
27 ST
30 ST
18 ST
MACLEOD LANDING ASP LOCATION
LEGEND
50
0
Metres
150
100
200
OLDMAN RIVER REGIONAL SERVICES COMMISSION
SCALE 1 : 4000
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Fort Macleod - ASP - Macleod Landing - Lot 2 - Block 31 - Plan 0012301.dwg
MACLEOD LANDING
AREA STRUCTURE PLAN
MAP 1
LOCATION MAP
Macleod Landing Area Structure Plan - Bylaw 1961
4
1.2
OWNERSHIP
The subject lands are owned entirely by the Town of Fort Macleod. There is one encumbrance on title,
which is a deferred municipal reserve caveat in the amount of 4.44 acres.
1.3
PURPOSE AND INTENT OF THE PLAN
The intent of the Macleod Landing Area Structure Plan is to set the stage for the future subdivision and
development of the lands identified in Map 1.
1.4
MUNICIPAL DEVELOPMENT PLAN
These lands are identified in the Town's Municipal Development
Plan (MDP) as a portion of Area 5 and are ranked as a high
priority for future town growth and expansion. The MDP states,
"Proposed development should include a mix of residential
accommodations, single detached, semi-detached and multi-unit
dwellings. There is opportunity for neighbourhood commercial
and other small-scale commercial uses to locate adjacent to the
north boundary of the railway..."
The Town's MDP also contains specific policies that must be
considered when developing an Area Structure Plan. These
policies address a variety of topic areas, including: residential
and commercial development; sour gas facilities; municipal and
school reserve; and recreation, parks and open space. Reference
the Fort Macleod Municipal Development Plan Bylaw No. 1826
for the complete document. The design of this Area Structure
Plan was based on the following applicable MDP policies.
Future Growth Direction
Area 5 Policies
5.28 Area 5 should be encouraged as the first or one of the first areas to accommodate the subdivision
and development of new urban areas of the Town.
5.29 The subdivision and development of undeveloped lands in Area 5 should benefit from the preparation
of an Area Structure Plan.
5.30 Subdivision and development in Area 5 shall be sequenced properly; extending directly south from
the built-up area of the Town with no undeveloped lands in between new urban development, and the
built-up area.
Residential Development
6.2 Residential development programs and decisions should ensure:
(a) a choice of new residential neighbourhoods with provision for different housing types to cater
to all housing needs and income levels of the public;
9 AVE
EDWARD MAUNSELL (7th) AVE
10 AVE
27 ST
29 ST
28 ST
COW
BLEASDELL ST
GENGE AVE
HIGHWAY No 3
25A ST
8 AVE
27 ST
19 ST
20 ST
7 A AVE
EDWARD MAUNSELL (7th) AVE
8 A AVE
18 ST
8 AVE
26 ST
8 AVE
29 ST
28 ST
27 ST
30 ST
18 ST
MACLEOD LANDING ASP LOCATION
LEGEND
50
0
Metres
150
100
200
OLDMAN RIVER REGIONAL SERVICES COMMISSION
RESIDENTIAL - R
RESIDENTIAL MANUFACTURED HOME COMMUNITY RMC
COMMERCIAL GENERAL CG
INDUSTRIAL GENERAL IG
PUBLIC AND INSTITUTIONAL PI
AGRICULTURE AG
LAND USE DISTRICTS
MACLEOD LANDING
AREA STRUCTURE PLAN
MAP 2
ZONING
SCALE 1 : 4000
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Fort Macleod - ASP - Macleod Landing - Lot 2 - Block 31 - Plan 0012301.dwg
945.0
945.0
945.0
945 0
947.5
947.5
947.5
945.0
945.0
945.0
945.0
47.5
947.5
.5
945.0
945.0
945.0
945.0
945.0
940.0
940.0
940.0
940.0
940.0
940.0
942.5
942.5
942.5
942.5
942.5
942.5
942.5
942.5
945.0
945.0
945.0
945.0
945.0
945.0
945.0
945.0
945.0
945.0
945.0
945.0
945.0
945.0
945.0
947.5
945
945
947.5
945
945
945
937.5
940
942.5
MACLEOD LANDING ASP LOCATION
CONTOUR - INDEX
CONTOUR - INDEX DEPRESSION
CONTOUR - INTERMEDIATE
CONTOUR - INTERMEDIATE DEPRESSION
LEGEND
SCALE 1 : 4000
August 31, 2022
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Fort Macleod - ASP - Macleod Landing - Lot 2 - Block 31 - Plan 0012301.dwg
50
0
Metres
150
100
200
OLDMAN RIVER REGIONAL SERVICES COMMISSION
AERIAL PHOTO DATE: APRIL 2017
MACLEOD LANDING
AREA STRUCTURE PLAN
MAP 3
CONTOURS
Macleod Landing Area Structure Plan - Bylaw 1961
5
(b) safe, attractive residential environments secure from incompatible land uses and in conformity
with the existing historic, natural and cultural quality of residential neighbourhoods;
(c) rational and economical extensions of existing municipal services.
6.3 Council should strive to achieve a proportionate increase in various multi-unit housing that caters to
broad socio-economic and demographic groups.
6.4 Applications submitted for large-scale (multi-family) or multi-lot residential developments shall be
evaluated on the basis as to how the proposal will affect the existing municipal infrastructure and
servicing capacities prior to approval being granted. Residential subdivisions may be planned and
developed in phases, which would take into consideration market demand and future servicing.
Commercial Development
7.4 When Land Use Bylaw amendments are proposed to accommodate new commercial uses,
consideration shall be made to existing and adjacent land use patterns in the area.
7.7 The design of new commercial areas, sites and buildings should accommodate pedestrian
connectivity, and should ensure building orientation and design is supportive of pedestrian movement.
Recreation, Parks and Open Space
9.1 The Town should strive to make all public spaces more enjoyable, safe and accessible to all members of
the community, including those with special needs.
9.9 The Town should investigate the opportunity to establish a continuous open space corridor system and
pathway system.
Economic Growth
14.2 Future land use decisions should create a compatible situation whereby industry; recreation and
environmental uses can co-exist and not create potential conflicts.
1.5
LEVEL OF PLANNING DETAIL AND FLEXIBILITY
This Area Structure Plan meets the requirements of higher level planning documents. The level of
planning detail provided in the Area Structure Plan reflects the appropriate balance between long range
vision and flexibility. The adoption of this Area Structure Plan by Council provides for a level of certainty
for town citizens as well as Council and the land development community in defining Council's long range
vision for development of the subject lands. If the original vision and design intent is proposed to be
significantly modified, an amendment of the revised version of the Area Structure Plan shall be forwarded
to Council for consideration.
1.6
PROCESS
The following process will be used to develop the Macleod Landing Area Structure Plan:
(i) Draft plan reviewed by Council and town administration;
Macleod Landing Area Structure Plan - Bylaw 1961
6
(ii) Public Open House;
(iii) Adoption of the Area Structure Plan by bylaw.
Once adopted by bylaw, the Town will use the plan to guide and direct future subdivision and
development decisions on the subject lands.
Objectives
The Macleod Landing Area Structure Plan will seek to accomplish the following:
OBJECTIVE
1
Create a vision for the future sustainable growth and
development on the subject lands that balances the needs
of future residents for:
(a) high-quality residential neighbourhoods;
(b) access to parks, trails and open space;
(c) pedestrian linkages to commercial nodes; and
(d) efficient transportation corridors to Fort
Macleod's historic downtown and Highway 3.
OBJECTIVE
2
Maintain and enhance the quality of life in Fort Macleod by
providing a variety of housing types, complimentary
commercial development and a network of parks, trails and
open space.
OBJECTIVE
3
Provide a framework and guidance for the orderly
subdivision and development of lands within the ASP area.
OBJECTIVE
4
Ensure that the type and distribution of land uses comply
with the policies and objectives of the Town's policy
documents, including the Town's Municipal Development
Plan and Land Use Bylaw.
Macleod Landing Area Structure Plan - Bylaw 1961
7
2.0 DESIGN CONSIDERATIONS
2.1
SITE CONTEXT AND ADJACENT LAND USES
The Macleod Landing ASP area is located in the northeastern part of the Town of Fort Macleod (see Map
1). Directly adjacent to the west is an existing manufactured home park. Northwest of the area is an
existing residential neighbourhood. To the immediate north of the parcel there is vacant land and the
Town cemetery. East of the ASP area is a major electrical transmission corridor. West and southwest of
the area is commercial development, including a large grocery store, Tim Horton's, Dairy Queen, a
carwash and the RCMP detachment. Adjacent zoning is identified on Map 2.
Extra Foods grocery store
Tim Horton's restaurant
Transmission corridor
RCMP office
2.2
EXISTING LAND USE
The subject property is currently vacant. Historically, it is uncertain if there has been previous
development on the subject property. The total parcel size is approximately 13.68 ha (33.8 acres) and is
legally known as Lot 3, Block 31, Plan 121 2310. The existing parcel is designated (zoned) Residential
Manufactured Home Community: R-MC in the Town's Land Use Bylaw. Re-designation (re-zoning) must
occur prior to any subdivision and development on the site in line with this Area Structure Plan.
2.3
TOPOGRAPHY AND EXISTING SITE CONDITIONS
The topography of the site (Map 3) is relatively flat
with a distinctive small plateau in the middle of the
parcel, approximately 1-2 metres higher than the
elevation of the remainder of the parcel. From the
small plateau in the middle of the parcel the land
slopes down to the north, while south of the plateau
the land falls slightly before rising to a high point in the
far south of the parcel. The small elevation changes on
the
parcel
are
not
significant
constraints
to
development and will likely not have any negative
impacts on the potential of these lands to
accommodate a variety of residential, commercial and
recreational uses. In order to accommodate the
engineering design for the provision of storm water
management and infrastructure (i.e. water and
sanitary sewer) some re-grading of the land will more
than likely be required to mitigate any current
elevation challenges that exist.
Macleod Landing Area Structure Plan - Bylaw 1961
8
2.4
EXISTING ROAD NETWORK
The ASP area is bounded by 18th Street to the south and 27th Street to the north. Off-site road
improvements will be determined by the Town. Highway 3 is in close proximity to the south of the site
with access from 18th Street. The Transportation Impact Study will be determined by Alberta
Transportation. There are no existing internal roads within the ASP area.
Access to and from Highway 3 from 8th Avenue or 18th Street provides the most logical linkage to the
Town's historic downtown. With a focus on maintaining the commercial vibrancy of the historic
downtown, appropriate and adequate transportation connection to Highway 3 is important in the
proposed design of the ASP area.
The manufactured home park to the west of the subject site will only have an emergency access onto 9th
Avenue.
2.5
EXISTING SERVICING AND INFRASTRUCTURE
The subject lands are easily serviced with sanitary sewer, storm sewer and water from both the east and
the west (Map 4). Servicing and infrastructure connections exist from 18th Street as well as from the main
trunk lines to the east. Servicing on 27th Street is a block away and can be tied into 9th Avenue when
needed. The Town's existing water and sewage treatment plants have capacity to handle new commercial
and residential development on the subject lands. For more information regarding Engineered Servicing
and Infrastructure needs prospective developers should contact the Town directly.
2.6
RESIDENTIAL HOUSING DEMAND AND EXISTING CONDITIONS
The existing housing stock in Fort Macleod is predominantly single-detached dwelling units with a mix of
apartment/rowhouse dwellings and duplex/semi-detached dwellings (see Figure 2 below).
Figure 2: Types of Dwelling Units in Fort Macleod
single detached
dwellings
85%
apartment/row
house
11%
duplex/semi-
detached
3%
Types of Dwelling Units in Fort Macleod
Source: 2021 Statistics Canada
Macleod Landing Area Structure Plan - Bylaw 1961
9
The increasing demand for more efficient use of Town land and infrastructure as well as a need for
greater housing affordability has resulted in a desire for increased housing variety and better balance
between the various dwelling types.
Increasing the percentage of multi-unit dwelling types (e.g. semi-detached, rowhouse/townhouse,
apartment) in new development areas has numerous benefits in the short and long-term, including:
-
more efficient use of existing Town infrastructure such as roads, sanitary sewer, water and storm
sewer;
-
greater variety of housing options providing for all socio-economic classes;
-
increased ability to attract a greater variety of residents, such as retirees and young adults;
-
ability for residents to 'age-in-place';
-
more efficient use of land resulting in a greater ability to house additional population and
provide amenities, such as parks and open space within the same land area footprint; and
-
greater commercial development appeal due to increased residential density in proximity to
commercial lands.
For a full analysis of Town of Fort Macleod housing needs also
refer to the Fort Macleod Housing Needs Assessment 2021
report. The report provides a number of recommendations
for housing best practices including higher-density housing
developments, ageing in place and mixed-use developments.
It should be noted that the report was produced prior to the
latest 2021 Canada Census. Updated statistics to the 2021
Federal Census have been placed in this report. However, the
major recommendations in the Fort Macleod Housing Needs
Assessment 2021 are still very much applicable.
Household Size in Fort Macleod
Household size is an important consideration when planning for new residential communities. Household
size is defined by Statistics Canada as "a group of persons who co-reside in, or occupy, a dwelling." The
residential housing stock provided in the community should reflect the needs and desires of those who
are likely to live there. In general, a typical assumption is that households with more persons (e.g. 3 or
more persons) may desire larger detached dwelling units while smaller households (e.g. 1-2 persons) may
desire smaller more attached dwelling units. These assumptions are not always true but provide a starting
point for discussion about what type of mix (or ratio) of dwelling units may be appropriate within the
subject site.
In Fort Macleod the majority of households (67%) have either one or two persons, while the remaining
33% of households have three or more persons (see Figure 3). If this data is compared to Figure 2 - Types
of Dwelling Units in Fort Macleod, an interesting result is discovered. While 67% of households within the
Town have only one or two persons, the housing stock within the Town is composed of 85% single
detached dwelling units.
This is not to suggest that one or two person households do not desire a single detached dwelling. It does
highlight the possibility that smaller households may not currently have their needs fully met when 77%
of the dwelling units are single-detached and that there may be opportunity in the marketplace for the
provision of alternative forms of housing.
8 A AVE
18 ST
8 AVE
8 AVE
8 A AVE
18 ST
8 AVE
8 AVE
U/G
U/G
W ST
X ST
Y ST
9 AVE
Y ST
Z ST
18 ST
PHASE 3
PHASE 2
PHASE 1
MACLEOD LANDING ASP LOCATION
SANITARY GRAVITY MAIN
STORM GRAVITY MAIN
WATER PRESSURE MAIN
ELECTRICAL LINE
ELECTRICAL POLE
TRANSMISSION LINE
TRANSMISSION POLE
SCALE 1 : 2000
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Fort Macleod - ASP - Macleod Landing - Lot 2 - Block 31 - Plan 0012301 - OPTION 1.dwg
LEGEND
MACLEOD LANDING
AREA STRUCTURE PLAN
MAP 4
INFRASTRUCTURE
AERIAL PHOTO: 2021
PROPOSED SANITARY GRAVITY MAIN
PROPOSED STORM GRAVITY MAIN
PROPOSED WATER PRESSURE MAIN
PHASING LINES
25
0
Metres
75
50
100
OLDMAN RIVER REGIONAL SERVICES COMMISSION
Macleod Landing Area Structure Plan - Bylaw 1961
10
Figure 3: Fort Macleod Household Size
As per the recommendations from the Fort Macleod Housing Needs Assessment 2021, there is an
opportunity within new developments to provide a greater range of dwelling types.
The Macleod Landing Area Structure Plan will seek to provide a greater range of housing types than what
currently exists within the Town. This will attempt to: allow residents to 'age-in-place'; attract new
residents both younger and older; and more adequately match the housing stock to the housing needs of
the citizens of Fort Macleod.
Macleod Landing Area Structure Plan - Bylaw 1961
11
3.0 LAND USE CONCEPT
3.1
OVERVIEW OF DESIGN
The Macleod Landing Area Structure Plan is focused on creating a vibrant residential neighbourhood with
a mix of housing types, served by a connective network of parks, trails and open space and complimented
by commercial development (see Map 5). The goal of this Area Structure Plan is to propose a balance
between the number of single-detached residential dwellings and multi-unit dwellings (i.e. apartments,
rowhouses). For example, the total land area proposed for single detached dwellings is approximately
equal to the area proposed for seniors and multi-unit development; thereby achieving that important
balance.
As a logical extension of the existing commercial activity to the south of the ASP area, a commercial area
has been proposed to accommodate a variety of possible future commercial developments.
Parks, trails, open space and pedestrian accessibility are integral to the enjoyment and quality of life
provided in every neighbourhood. The provision of a central park, playground and multi-use dry storm
pond area (with recreation potential) offers residents a pedestrian and recreation destination close to
where they live as well as a logical buffer for single-detached dwellings from the highway/railway and
commercial uses. Pathway linkages to the central park northward to the rest of the Town's park system
may look to utilizing the Altalink and Town utility corridors on the east and north side of the ASP.
Table 1: Land Use Distribution
LAND USE
ACRES
% OF TOTAL
AREA
NUMBER
OF LOTS
NUMBER OF
DWELLING UNITS
Single detached residential
(low density single lots or two unit dwellings)
8.15
22.6%
43
43
Multi-unit residential
(medium density - 10-25 units per acre net density)
5.13
14.2%
TBD
51-128
Seniors / Assisted Living
(high density - 26-40 units per acre net density)
4.84
13.4%
1
125-193
Commercial
5.08
14.0%
TBD
N/A
Parks, Dry Storm Pond, Trails & Open Space
3.20
8.9%
N/A
N/A
Roads
9.66
26.8%
N/A
N/A
TOTAL
Density range 7.0 - 14.0 units per acre (gross density)
36.06
100%
219-364
Source: ORRSC
WAY No 3
A ST
27 ST
7 A AVE
8 A AVE
18 ST
8 AVE
8 AVE
W ST
X ST
Y ST
9 AVE
Y ST
27 ST
RESIDENTIAL
1.00±Ha (2.47±Ac)
SENIOR CENTER/ASSISTED LIVING
1.96±ha (4.84±Ac)
DRY STORM POND
(0.52±Ha (1.28±Ac))
MULTI-UNIT
(TOWNHOUSES
OR DUPLEXES)
0.99±ha
(2.45±Ac)
FUTURE
ROAD &
SERVICING
FUTURE
ROAD &
SERVICING
MULTI-UNIT
(TOWNHOUSES
OR DUPLEXES)
1.08±ha
(2.68±Ac)
COMMERCIAL
0.53±ha (1.32±Ac)
COMMERCIAL
0.40±ha (0.99±Ac)
FUTURE
ROAD
COMMERCIAL
0.58±ha
(1.44±Ac)
ELECTRIC LINE
RELOCATION
HYDRANTS
TO BE REMOVED
MR DISPOSAL
COMMERCIAL
0.54±ha
(1.33±Ac)
RESIDENTIAL
1.00±ha (2.47±Ac)
8A AVE
Z ST
FUTURE
ROAD &
SERVICING
RESIDENTIAL
0.37±ha (0.92±Ac)
RESIDENTIAL
0.43±ha (1.06±Ac)
RESIDENTIAL
0.26±ha (0.64±Ac)
18 ST
PHASE 3
PHASE 2
PHASE 1
MACLEOD LANDING
AREA STRUCTURE PLAN
MAP 5
LAND USE CONCEPT
MACLEOD LANDING ASP LOCATION (TOTAL AREA 14.59±Ha (36.06±Ac))
SCALE 1 : 2200
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Fort Macleod - ASP - Macleod Landing - Lot 2 - Block 31 - Plan 0012301 - OPTION 1.dwg
LEGEND
25
0
Metres
75
50
100
OLDMAN RIVER REGIONAL SERVICES COMMISSION
RESIDENTIAL (TOTAL AREA 3.30±ha (8.15±Ac))
MULTI-UNIT (TOWNHOUSES & DUPLEXES (TOTAL AREA 2.07±ha (5.13±Ac)))
COMMERCIAL (TOTAL AREA 2.05±ha (5.08±Ac))
DRY STORM POND(TOTAL AREA 0.52±ha (1.28±Ac))
SENIOR CENTRE / ASSISTED LIVING (TOTAL AREA 1.96±ha (4.84±Ac))
AERIAL PHOTO: 2021
PHASING LINES
TEMPORARY ACCESS
8A AVE EXTENSION
GREEN SPACES (TOTAL AREA 0.78±HA (1.92±AC))
Macleod Landing Area Structure Plan - Bylaw 1961
13
3.2 RESIDENTIAL DEVELOPMENT
The availability of vacant residential units in the Town is shrinking. In order to attract new residents to
Fort Macleod a variety of housing opportunities should be available. Given the close proximity to the large
economic centres such as Lethbridge and Calgary, the Town has a great opportunity to capitalize on its
market advantage of more affordable residential housing and a small town quality of life. Providing an
adequate supply and variety of both single detached and multi-unit dwellings will position Fort Macleod
to meet the future market demand and support the long-term growth of the community.
3.2.1
LOT TYPES
SINGLE DETACHED RESIDENTIAL
Single detached residential lots will be designed with an average size of 20 m (66 ft.) in width by (30 m) 99
ft. length. This meets the minimum lot size for the Residential: R land use district while still increasing
density within the Town to provide for more efficient use of infrastructure and servicing. All residential
lots will be within close walking distance of a park for recreational purposes. A few select amenity lots
with an exposure backing onto the park is also a feature of the plan.
MULTI-UNIT RESIDENTIAL
Multi-unit residential lots will remain in large block parcels in order to allow a developer to propose a
high-quality design that meets the needs of the housing sector while at the same time complying with this
Area Structure Plan and the Town's vision.
Target densities will be between 10 units per acre (townhouse/duplex) and 25 units per acre (multi-
unit/apartment) net density resulting in between 51 and 128 dwelling units.
Source: Lincoln Land Institute
Example of approximately 10 units per acre
townhouse development
Macleod Landing Area Structure Plan - Bylaw 1961
14
Source: Lincoln Land Institute
Example of approximately 25 units per acre
apartment/townhouse development
SENIORS CENTRE/ASSISTED LIVING
There is an expressed need to provide more seniors and assisted living housing opportunities within Fort
Macleod. A large portion of the seniors housing available in southern Alberta is centralized in Lethbridge,
almost forcing seniors to relocate to a large urban centre they may not be familiar with in terms of street
directions, shopping, and social supports. Increasingly towns are trying to allow residents to 'age-in-place',
meaning that they do not need to relocate as their independence decreases over time. In order to
facilitate the potential development of a seniors/assisted living centre by a private developer, a large five
acre block has been designated for this type of use. The vision for this site may include a mix of senior's
row housing/semi-detached dwellings and/or an extended care assisted living facility or nursing home.
3.2.2
ARCHITECTURAL DESIGN CONSIDERATIONS FOR RESIDENTIAL DEVELOPMENT
The latest research in community planning suggests there are many benefits to providing a greater street
presence of buildings and dwellings. This means ensuring that buildings are oriented towards the main
street frontage and allowed to be closer to the life on the street with provision for parking at the rear of
the lot. Theoretically, benefits of this type of design include greater pedestrian interaction (i.e.
public/private space), improved street security as homeowners are more part of the on-street action and
enhanced streetscape aesthetics. Excepting out the lots on the park, the Area Structure Plan has
incorporated lanes throughout, rear attached, or detached garage designs may be appropriate instead of
the traditional front drive garage housing product.
Macleod Landing Area Structure Plan - Bylaw 1961
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Macleod Landing Area Structure Plan - Bylaw 1961
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SINGLE DETACHED RESIDENTIAL
Quality residential design must be a strong
consideration in any new neighbourhood. In order
to attract new residents to a community, dwellings
should be designed to enhance the streetscape and
create a desirable and livable neighbourhood. The
majority of lots have rear lane access and
construction of front driveways on these rear access
lots will be discouraged to ensure the desired
aesthetic.
The Town may wish to consider allowing a reduction
in the required minimum front yard setback to allow
greater street presence of the single-detached
dwellings (e.g. 3.0m setback rather than standard
7.6m). Additional architectural components that will
be encouraged include: front porches, usage of a
variety of exterior materials other than vinyl siding
such as brick and stone, planting of trees and shrubs
and provision of landscaping.
Photo: 1 - Example of Home with front porch and rear access
in Fort Macleod. Source: ORRSC
Photo: 2 - Example of Multi-unit development with
prominent street frontage in Airdrie, AB. Source: ORRSC
MULTI-UNIT RESIDENTIAL
It is recommended that multi-unit dwellings be built to
the street with parking in the rear of the building. In
addition, multi-unit dwellings should contain a minimum
amount of landscape elements to break up the visual
impact of a larger building (see Photo 2).
Multi-unit residential developments will be encouraged to
bring forth innovative and high-quality designs that
address the following:
-
street presence;
-
soft landscaping (trees, shrubs, grass);
-
amenity areas;
-
parking allocation and design;
-
variety of exterior materials; and
-
pedestrian connectivity to Town parks and open
spaces.
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3.3
PARKS, PATHWAYS AND OPEN SPACE DESIGN
The concept design includes plenty of park space and pathway connections. Increasingly parks and open
space are viewed as critical components to the quality of life for citizens. No longer are they viewed as
expensive bonus features, rather the latest research indicates that overall mental and physical well-being
is directly related to the proximity of parks and open spaces to a person's place of residence. The goal of
the concept design was to ensure that each dwelling unit had quick and easy access to a park area or open
space.
The Altalink transmission corridor to the east of the ASP site provides an opportunity to develop a trail
network that would loop around the development to the north and link into existing the town parks and
trail system.
Photo: 3 - Example of residential dwellings with direct access onto a park. Source: ORRSC
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3.3.1
ARCHITECTURAL DESIGN CONSIDERATIONS FOR PARKS, PATHWAYS & OPEN SPACE
The most critical component of pedestrian infrastructure is the ability for continuous uninterrupted
movement. Pathways must have a safe and viable connection to either a sidewalk or a destination, such
as a park, open space, residence or commercial node. An important element of the pathway system in the
Macleod Landing Area Structure Plan is the linkage between residential areas and the central park and
commercial node destinations. These would provide for highly visible, unimpeded and safe crossing links
for pedestrians to the various destinations within the neighbourhood.
Photo: 4
Example of a crosswalk
bulb at an intersection in
Fort Macleod. Similar
traffic calming measures
would address
pedestrian safety within
this development.
Source: Google Maps
Photo: 5
Example of a pedestrian
crosswalk in a residential
neighbourhood.
Source: ORRSC
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3.4
COMMERCIAL DEVELOPMENT DESIGN
Besides the Town's historic downtown, there are few commercial nodes within the Town. One such node
is the highway commercial development directly to the west of the ASP area. Building off of the success of
this existing highway commercial area, the commercial development component of this plan will focus on
meeting both highway commercial opportunities as well as neighbourhood needs. Both types of
customers should be planned for in order to achieve the right balance between business success and
neighbourhood feel with respect to land uses, building design, building orientation and site design for
vehicles and pedestrians.
3.4.1
LOT TYPES
Commercial areas will remain in large blocks until a developer proposes a design suitable to the Town's
subdivision and development authority. Lot sizes must conform to those specified in the Town's Land Use
Bylaw. If a developer brings forth a suitable innovative proposal that does not meet the Town's Land Use
Bylaw, either variances to the Town's Land Use Bylaw standards must be given or a proposal to amend
the Land Use Bylaw must be made to Council.
3.4.2
ARCHITECTURAL DESIGN CONSIDERATIONS
Commercial development in the ASP area will focus on both
neighbourhood scale and large-scale highway commercial
development.
Larger scale commercial developments will be encouraged to
locate in the south portion of the ASP area, farthest from
residences. These types of developments may have greater
building massing and be more vehicle-oriented in design and
parking accommodation. However, adequate landscaping and
accommodation for pedestrians should still be present on the site
(see Photo 9 below).
Transitioning to the north and west of the ASP area, commercial
developments will be encouraged to be smaller in scale and more
pedestrian oriented (see Photo 8). Any interfaces between
commercial development and residential areas should be treated
sensitively with increased attention to form, scale, design,
pedestrian access and landscaping.
New neighbourhood-scale commercial developments should be
designed to accommodate all modes of transportation, including
passenger vehicles, cycling and walking. Retail commercial
Photo: 6 Example of Pedestrian-oriented
commercial space. Source: ORRSC
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buildings should be street oriented, with minimal front setback, and designed at a scale appropriate for
pedestrians. Parking should ideally be accommodated with a combination of on-street parking, rear
parking on-site or a central parking lot. The retail space should ensure seamless and safe connectivity for
pedestrians as they walk from their neighbourhood to the commercial area. This requires careful
attention be paid at the subdivision and development approval stages to the location of parks, open
space, building location, setbacks and provision of sidewalks and pathways. In addition, retail commercial
spaces should be adjoined to large sidewalks able to accommodate street furniture, such as benches,
garbage receptacles, trees and other plantings (where appropriate) in the context of the surrounding land
uses and the building and site design components of a particular project.
Photo: 7
Example of
neighbourhood scale
commercial
development with
prominent street
presence and
accommodation for
both pedestrian and
vehicle traffic.
Source: ORRSC
Photo: 8
Example of large scale
(e.g. highway)
commercial
development with
extensive landscaping
and accommodation for
pedestrian traffic.
Source: ORRSC
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SIGNAGE
Business signage is an important component of any successful commercial area. Signage is also
a critical design component that can either enhance or detract from a person's experience of
an area or space. Signage that is predominantly car-oriented, usually with extremely tall
freestanding signs and roof signs, can feel unfriendly and cold to a pedestrian, who may simply
going for a walk or purchasing their daily newspaper.
An important balance must be struck in order for businesses to attract an adequate amount of
vehicle traffic, while at the same time not making the space feel distant and unwelcoming to
local residents walking to the site or living adjacent to the area. Tall freestanding signs and
roof signs should be discouraged in this area while fascia and canopy signs will be encouraged.
In order to attract highway traffic to the Macleod Landing commercial area, municipal signage
may be required.
Fascia signs downtown Fort
Macleod. Source: ORRSC
3.4.3
SIDEWALKS, STREET LIGHTING AND ROADS
All sidewalks, streetlights and roadways shall be built to the approved standards of the Town of Fort
Macleod. The Major collector streets shall contain adequate sidewalk width as well as a landscaped
boulevard of the same or greater width (see figures below).
Within the development, 18th Street and 9th Avenue will be considered collector streets and all others will
be designated as local streets.
MAJOR COLLECTOR ROADWAY (9th Avenue and 18th Street)
25m (82 ft.) ROW for collector
streets allowing for sidewalk
both sides, boulevard and
on-street parking
LOCAL/MINOR COLLECTOR ROADWAY
20.12m (66 ft.) ROW for local
streets with sidewalk and
landscaping areas on both sides
Example of a
car-oriented
freestanding sign
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The depicted portion of 8A Street that extends up the existing alley corridor behind the Dairy Queen to
8th Avenue is presented as a short term option to gain access to the Multi-unit land use areas south of
the Macleod Landing trailer park. As highlighted on Map, the development of this portion of lane into a
street comes with some large expenses and constraints. It is not an ideal location for a connection to 8th
Street given the curve in 8th Street and the proximity to two other accesses to 8th. To gain full street
width the MR parcels would need to be removed as well as the hydrants and power poles. It is therefore
suggested that if development progresses from either 27th Street southward or from 18th Street
northward that the 8A Street connection be halted at Y Street. It may also be necessary to close the alley
in this vicinity to eliminate cut through traffic.
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3.5
SUSTAINABILITY
The Macleod Landing Area Structure Plan addresses the four pillars of sustainability: economic,
environmental, social & cultural and governance.
ECONOMIC SUSTAINABILITY
A vibrant economy enables citizens to contribute to a healthy environment, strong social
fabric and cultural scene. The Area Structure Plan provides for economic sustainability in
the following ways:
-
commercial opportunities within close proximity to both residential
neighbourhoods and regional highway traffic; potentially providing multiple
sources of sustainable revenue;
-
compact development minimizing the costs of infrastructure and servicing to both
the Town and developers; and
-
potential for local employment nearby residential neighbourhoods.
ENVIRONMENTAL SUSTAINABILITY
A healthy environment is a benefit to everyone. The Area Structure Plan provides for
environmental sustainability in the following ways:
-
abundance of parks, trails and open space;
-
walkable neighbourhoods in close proximity to commercial destinations; and
-
compact residential development through increased densities.
SOCIAL & CULTURAL SUSTAINABILITY
A sustainable community provides for all of the needs of its citizens. Social sustainability
means that community members have opportunities to enrich themselves through social
interactions, recreation, community events and the maintenance of their overall mental
and physical well-being. The Area Structure Plan provides for social sustainability in the
following ways:
-
provision of a wide range of dwelling types (multi-unit, single-detached, etc.);
-
housing for all ages, including opportunities for seniors to stay in their
community; and
-
viable commercial opportunities that serve to support and not detract from the
Town's historic downtown and existing cultural opportunities (Empress Theatre,
RCMP Musical Ride, etc.).
GOVERNANCE SUSTAINABILITY
Strong government and leadership and participative decision-making processes create an
atmosphere that empowers citizens to take action on sustainability. The Area Structure
Plan provides for governance sustainability in the following ways:
-
demonstrated leadership from Council to plan for future growth and
development in this area in compliance with the Town's MDP;
-
strong vision to the development industry for increased residential density and
the provision of a variety of dwelling types; and
-
foresight into the need to capitalize on opportunities for Town growth and
development.
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4.0 SEQUENCE OF DEVELOPMENT
Once the Area Structure Plan has been passed by Council there is a three-stage process to begin
developing a parcel of land: redesignation (rezoning), subdivision, and development.
4.1
REDESIGNATION OF LAND (REZONING)
4.1.1
PURPOSE
The process for redesignation as outlined in the Municipal Government Act, Revised Statutes of Alberta
2000 (MGA), provides for advertising of the proposal and the holding of a public hearing where affected
landowners may comment on the proposal. Council will make the final decision to redesignate a parcel
and there is no appeal of this decision.
All land eligible to be subdivided within the ASP area is currently designated as Residential Manufactured
Home Community: R-MC within the Land Use Bylaw. The proposed design concept contains land use
districts including: Residential: R, Residential Multi-unit: R-MU, Commercial General: CG, Commercial
Neighborhood: CN and Public and Institutional: PI. Where necessary, land will need to be redesignated to
the appropriate district prior to the subdivision and development of the ASP area.
4.1.2
PROCESS AND POLICIES
Proposals for redesignation of lands shall follow the process outlined in the Municipal Government Act,
Revised Statutes of Alberta, 2000 and Land Use Bylaw.
4.1.2.1
The Macleod Landing Area Structure Plan is to be used at the time of redesignation.
4.1.2.2
A concept plan may be required in support of any redesignation.
4.1.2.3
Where a redesignation request is contrary to this plan, an ASP amendment may be necessary
as a first step.
4.2
SUBDIVISION OF LAND
4.2.1
SEQUENCE AND REQUIREMENTS
After a parcel of land is redesignated to the appropriate district as outlined in the plan, the land may be
subdivided into separate titles. The landowner (which is currently the Town) or land developer will have
certain costs to consider as part of the subdivision process. These include the following:
i.
Subdivision application fees, survey costs and registration costs.
Macleod Landing Area Structure Plan - Bylaw 1961
24
ii.
Provision of municipal reserve (MR) will be provided as land in conjunction with the dry storm
pond and linear park buffer parcels along the east and north sides of the development as shown
on Map 5. Any amounts owing beyond those shown on Map 5 shall be provided as money in
lieu, in accordance with s.666 and 667 of the MGA.
iii.
Developers will be required to enter into a development agreement with the Town of Fort
Macleod for the provision of infrastructure to service the ASP area.
iv.
Developers will be required to provide the following infrastructure to the Town's specifications
to adequately service the area:
-
water mains and service connections,
-
sanitary sewer mains and service connections,
-
storm sewer mains and service connections (storm ponds if required),
-
overland drainage system,
-
paved roadways complete with curb and gutter,
-
landscaped park/open space areas and trails,
-
sidewalks and lanes where required,
-
private utilities (natural gas, electrical and street lighting, telephone, cable television)
-
Town off-site levies and development fees (planning and engineering costs associated
with the preparation of this ASP) may be applied to developers of the area at the time of
development.
4.2.2
POLICIES
4.2.2.1
The Macleod Landing Area Structure Plan is to be used at the time of subdivision.
4.2.2.2
Subdivision proposals will be reviewed in terms of conformity to the Area Structure Plan. Prior
to the application for survey of the subdivision, developers are encouraged to consult with the
Town and their planning staff to determine if the proposal is in compliance with the ASP.
4.2.2.3
As a condition of subdivision approval, the landowner or developer shall enter into a
development agreement with the Town of Fort Macleod.
4.2.2.4
A subdivision requesting the portion 8A Avenue running north of Y Street as a permanent
street will be required to remove the portion of street from the final Plan of Survey.
4.2.2.5
At the time of subdivision, the subdivision authority shall require a landowner to provide the 10
percent reserve requirement by providing land and/or money-in-lieu in accordance with map 5.
4.2.2.6
Costs of infrastructure construction shall be borne by the persons owning and developing land
in the ASP area.
4.2.2.7
The design of utility infrastructure shall be to the Town of Fort Macleod standards. The Town
will provide detailed engineering standards to the developer at the time of subdivision and/or
development.
4.2.2.8
Any costs associated with topographic survey or engineering work that may be required for the
subdivision shall be at the expense of the developer.
4.2.2.9
Any utility rights-of-way(s) as required by utility companies, or the Town of Fort Macleod shall
be established prior to finalization of any subdivision application.
4.2.2.10 Lot sizes and layouts shall conform to the standards as described in this ASP, however, in all
instances the minimum lot size of the corresponding land use district in the Town's Land Use
Bylaw shall be adhered to when subdividing a lot.
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4.2.2.11 The Town of Fort Macleod will agree to a formula for the distribution of the costs associated
with the development of the storm water management system for the area and any oversizing
of infrastructure as deemed necessary by the Town.
4.2.2.12 Professional reports required at the time of subdivision shall include: geotechnical, historical
resource clearance, and any other professional reports deemed necessary by the Town.
4.2.2.13 The development of architectural controls may be contemplated by the Town or the developer
siting the Architectural Design Considerations section of this document. When created a copy
of the architectural controls are to be reviewed against the requirements of the Area Structure
Plan and Land Use Bylaw and registered on title with the subdivision.
4.3
DEVELOPMENT OF INDIVIDUAL LOTS
4.3.1
DEVELOPMENT PERMIT APPROVAL PROCESS
Once the ASP area has been subdivided, the necessary infrastructure in place, conditions met and
separate titles issued, the landowner can apply to the Town of Fort Macleod for a development permit to
develop a permitted or discretionary use as listed in the appropriate district and contained in the Land
Use Bylaw.
In accordance with the land use bylaw, the development approval process will include the following:
i.
The landowner will be required to submit an application form, a fee, a site plan showing the
location of the building on the lot, building plans and a grading plan in keeping with the overall
conceptual grading plan for the ASP area.
ii.
Once the application, applicable fee and any required information have been submitted, the
designated officer or the development authority will review and make a decision on the
application. If a proposed development conforms to this plan and the Land Use Bylaw, the
designated officer shall issue a development permit with or without conditions. If the application
is for a development permit for a discretionary use the designated officer shall either, make the
decision or forward it to the municipal planning commission depending on where the authority
lies. In this instance, the development authority shall notify persons likely to be affected by the
issuing of the development permit.
iii.
The development authority may require that as a condition of issuing a development permit, the
applicant enter into a development agreement with the Town of Fort Macleod regarding the
provision of infrastructure services or pay for an off-site levy.
iv.
The landowner should be aware of the location of any underground services present before any
excavation work is commenced.
Macleod Landing Area Structure Plan - Bylaw 1961
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v.
The applicant must commence the development within 12 months from the date of issuance of
the permit, unless the development permit is suspended or cancelled, otherwise the permit is no
longer valid.
4.3.2
POLICIES
4.3.2.1
This Area Structure Plan is to be used as a guideline for development in conjunction with the
Land Use Bylaw when considering a development permit application. Subsequently Council
may wish to amend the Land Use Bylaw to ensure compliance with aspects of the Area
Structure Plan.
4.3.2.2
All development shall be required to connect to both the municipal water supply and sanitary
sewage systems.
4.3.2.3
The landowner/developer will be required to submit an application form, a fee, a site plan
showing the location of the building on the lot, building plans and a grading plan.
4.3.2.4
Any costs associated with topographic survey or engineering work that may be required shall
be at the expense of the developer.
4.3.2.5
Landowners will be required to provide for adequate storm water drainage management as
created by their land parcel and proposed development in compliance with the approved
building grade plan for the area.
4.3.2.6
Legal access and egress from a lot shall be indicated on a site plan and shall be at a location to
the satisfaction of the designated officer or the development authority.
4.3.2.7
That a developer identifying the alley extension of 8A Avenue running north of Y Street as a
construction access shall consider this access as temporary. Once the street network provides
another means of egress the temporary access on 8A Avenue to 8 Avenue must be returned to
its status as a Municipal Reserve strip and alley.
4.3.2.8
Landscaping shall be provided on all street frontages and shall be to the satisfaction of the
designated officer or the development authority. Additional landscaping may be required to
sufficiently address the interface between commercial and residential areas.
4.3.2.9
The development authority may require the developer to provide additional standards of
development (building color and materials, parking, landscaping, screening of storage/goods,
etc.) in conjunction with the Land Use Bylaw.
5.0 PUBLIC CONSULTATION PROCESS
Public consultation in the planning process is intended to give citizens input into the land use planning
process. The information gathered through public consultation is used to establish or confirm the goals,
objectives and policies in support of the land use concept for the land within the ASP area. An open house
will be scheduled whereby citizens can review the Area Structure Plan and offer their comments. Any
comments will be forwarded to Town Council.
Following adoption of the Area Structure Plan by Council, the appropriate administrative and decision-
making bodies will be using this Area Structure Plan in concert with other local plans and bylaws to guide
decisions concerning future subdivision and development of the ASP area.
Macleod Landing Area Structure Plan - Bylaw 1961
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6.0 SUMMARY
The Macleod Landing Area Structure Plan has been prepared to provide a framework for subdivision and
development within the subject lands for the Town of Fort Macleod. The Area Structure Plan puts
forward a vision for a mixed-use residential and commercial neighbourhood that maintains the Town's
high-quality of life and integrates well with the Town's existing development. The proposed
neighbourhood offers a mix of residential dwelling units, a centrally located park, and complimented with
commercial development accessible by pedestrians and vehicles and an extensive pedestrian network
with good linkages to existing and future neighbourhood areas.
The road network has been designed to give safety to the area's residents by promoting easy access to
Highway 3 and the Town's historic downtown area and future road and servicing stubs to the east. The
development of the Macleod Landing Area Structure Plan will benefit the Town through the provision of
additional residential and commercial development opportunities all within the Town's existing
boundaries and infrastructure capacity.
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APPENDIX
DEFINITIONS AND ACRONYMS
DEFINITIONS
Area Structure Plan means a framework adopted by bylaw in accordance with the Municipal Government
Act for the subdivision and development of an area of land which describes the sequence of development,
land uses proposed, population density, location of major transportation routes and public utilities and
other matters Council considers necessary.
Subject Area/Lands or ASP area means the lands identified in Map 1 in this document.
Linear Park means a park area that is generally longer than it is wide and developed to accommodate one
or more modes of recreational pedestrian travel such as walking, running, rollerblading or cycling.
ACRONYMS
ASP:
Area Structure Plan
MDP:
Municipal Development Plan
LUB:
Land Use Bylaw
PUL:
Public Utility Lot
MGA:
Municipal Government Act, Revised Statutes of Alberta, 2000, Chapter M-26
MR:
Municipal Reserve