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Summer Village of Ross Haven
Municipal Development Plan
Bylaw #241-11
Prepared for
The Summer Village of Ross Haven
September 2011
File #222-08
1
Summer Village of Ross Haven
Municipal Development Plan
Contents
1
Introduction ....................................................................................................................... 1
2
Factors Influencing Development ................................................................................... 4
2.1
Planning Documents ............................................................................................... 4
2.1.1
Municipal Government Act ......................................................................... 4
2.1.2
Provincial Land Use Policies ..................................................................... 4
2.1.3
Land Use Bylaw ......................................................................................... 4
2.2
Existing Features .................................................................................................... 4
2.2.1
Existing Land Use ...................................................................................... 4
2.2.2
Adjacent Land Use .................................................................................... 4
2.2.3
Natural Features ........................................................................................ 4
2.2.4
Access ....................................................................................................... 5
3
Public Consultation .......................................................................................................... 5
4
Growth and Development ................................................................................................ 5
4.1
Residential .............................................................................................................. 5
4.1.1
Objectives .................................................................................................. 6
4.1.2
Policy ......................................................................................................... 6
4.2
Semi Public Uses .................................................................................................... 7
4.3
Environmental ....................................................................................................... 10
4.3.1
Objectives ................................................................................................ 10
4.3.2
Policy ....................................................................................................... 10
4.4
Agriculture ............................................................................................................. 11
4.4.1
Objectives ................................................................................................ 11
4.4.2
Policy ....................................................................................................... 11
4.5
Parks, Recreation, Open Space and Community Services .................................. 11
4.5.1
Objectives ................................................................................................ 11
4.5.2
Policy ....................................................................................................... 11
4.6
Transportation ....................................................................................................... 12
4.6.1
Objectives / Policy ................................................................................... 12
5
MUNICIPAL SERVICES ................................................................................................... 13
5.1
Water Supply ........................................................................................................ 13
5.1.1
Objective .................................................................................................. 13
5.1.2
Policy ....................................................................................................... 13
i
Summer Village of Ross Haven
Municipal Development Plan
ii
5.2
Sanitary Sewer ...................................................................................................... 13
5.2.1
Objective .................................................................................................. 13
5.2.2
Policy ....................................................................................................... 13
5.3
Storm Water Management .................................................................................... 14
5.3.1
Objectives ................................................................................................ 14
5.3.2
Policy ....................................................................................................... 14
List of Figures
Figure 1: Location ....................................................................................................................... 3
Figure 2: Area of Future Planning Interest ................................................................................... 9
Summer Village of Ross Haven
Municipal Development Plan
1 Introduction
Since the early 1900's, Alberta's lakeshore property has been purchased for cottage use
with public beaches being developed along road and rail routes accessible from larger
urban centres. Traditionally, Summer Villages evolved from cottage resort areas where
seasonal residents desired a role in local government.
The Summer Village of Ross Haven is approximately 80 km northwest of Edmonton on the
northeast shore of Lac Ste. Anne. The Summer Village is adjacent to the County of Lac St.
Anne.
The Summer Village covers 69 hectares and had a permanent population of 198 in 2010.
Figure 1 on the following page shows the Summer Village's location within the central
Alberta context.
The key feature of the Summer Village, as with other adjacent communities, is Lac St.
Anne. Most residents of the Summer Village and users of Lac Ste. Anne recognize the
need to maintain the water quality and water levels in the lake. In cooperation with the
Provincial Government, the Summer Village of Ross Haven and other lakefront
municipalities share an important role as environmental stewards of Lac Ste. Anne and its
surrounding land.
The number of permanent residents has remained stable since 2007 following a population
increase from 109 to 198 persons between 2002 and 2007. In April, 2010 Bylaw 232-10
was passed by the Summer Village Council enacting a new Land Use Bylaw (LUB). This
Municipal Development Plan (MDP) is intended to incorporate the concerns and issues
that were part of the council and resident review of the LUB. A meeting was held in the
Gunn Hall in November 2009 to review the draft LUB with Councillors and residents. Some
of the main issues that came out of this and other meetings regarding the draft LUB were:
to see expansion and growth within the community yet maintain the current character
and aesthetics of the Summer Village;
it is recognized that the golf course and Bible Camp are amenities which contribute to
the recreation focused way of life in the Summer Village.
to balance the desires of the long term and newer residents with respect to the amount
of regulation needed to maintain a quality of life for all residents while retaining the
recreational aspects of the Summer Village way of life.
to develop policies within this MDP which encourage the Summer Village of Ross
Haven to maintain their own tax base and land use policies while encouraging
cooperation and coordination with the neighbouring land uses / policies of the County
of Lac St Anne.
This Municipal Development Plan has been prepared on behalf of the Summer Village of
Ross Haven and together with the LUB adopted in April 2010 provides guidance for future
land use and development within the Summer Village. The Policies contained with this
MDP address what type of community the Summer Village wishes to be and provides
current and future landowners and residents with a vision or guide for future development
and growth.
1
Summer Village of Ross Haven
Municipal Development Plan
This MDP has been prepared in collaboration with a steering committee comprised of the
Summer Village Council and Chief Administrative Officer. Review and adoption of the MDP
will be based on community consultation with residents and property owners in the
Summer Village of Ross Haven and in accordance with the provisions of the Municipal
Government Act.
2
Anne
Lac St
Nonne
Lac La
Scheffer Andrew Ltd.
Planners & Engineers
June 15, 2011
FIGURE 1
LOCATION
2220800b2.dgn
MUNICIPAL DEVELOPMENT PLAN
SUMMER VILLAGE OF ROSS HAVEN
777
37
633
43
779
633
37
2
16
788
44
16
33
16A
642
765
651
777
2
777
44
651
43
Haven
Ross
Plain
Stony
Grove
Spruce
Prairie
To Grande
Barrhead
To
To Jasper
Edmonton
Albert
St.
Morinville
Summer Village of Ross Haven
Municipal Development Plan
2 Factors Influencing Development
2.1
Planning Documents
2.1.1
Municipal Government Act
The Municipal Government Act (MGA) provides the legislative basis for the
preparation of the MDP. This MDP has been prepared in accordance with the
requirements of Section 632 of the Municipal Government Act (MGA) (Statutes of
Alberta, 2000). The Act requires that all Alberta municipalities with a population of
3,500 or greater establish a MDP and enables municipalities with a lesser
population to adopt an MPD.
2.1.2
Provincial Land Use Policies
Pursuant to Section 622 of the Municipal Government Act, the Province of Alberta
developed the Land Use Policies to help harmonize provincial and municipal policy
initiatives at the local land use planning level. This municipal development plan has
been prepared in the spirit and intent of the Provincial Land Use Policies.
2.1.3
Land Use Bylaw
Land uses within the municipality are regulated under the provisions of the Summer
Village of Ross Haven Land Use Bylaw No. 232-10 as amended. Any future
changes to this document should be consistent with this Municipal Development
Plan.
2.2
Existing Features
2.2.1
Existing Land Use
The number of vacant lots within the boundary of the municipality is extremely
limited and most land has been subdivided and developed for residential or public
use. There are no existing commercial uses (aside from the existing golf course
and clubhouse), nor does the current land use bylaw provide for such use.
2.2.2
Adjacent Land Use
The majority of the adjacent County land surrounding the Summer Village is
presently in agricultural production or residential acreages. Further to the west is
the Alexis Reserve and further to the east is the Summer Village of Yellowstone.
2.2.3
Natural Features
Lac Ste. Anne itself is the dominant natural feature in the area, with an area of
approximately 54.5 km2. Lands south of Highway 43 slope and drain toward the
lake.
4
Summer Village of Ross Haven
Municipal Development Plan
2.2.4
Access
Access is via RR 34 providing access to Ross Haven south of Highway 43.
3 Public Consultation
In November 2010 a notice was prepared advising residents of the preparation of the MDP
and asking that any comments be forwarded to Scheffer Andrew Ltd. Once the draft MDP
is prepared it will be reviewed for comments / changes by the Summer Village Council and
Chief Administrative Officer. Once these changes are included in a revised document, the
draft MDP will be posted on the Scheffer Andrew Ltd. website for public review. Following
public review / comment, any further changes will be included in a final draft prior to a
public hearing before the Summer Village Council.
4 Growth and Development
4.1
Residential
The demand for recreational properties adjacent to water bodies in the Edmonton
Region such as Lac St Anne goes beyond the traditional weekend or resort use of the
Summer Village; more people are making the Summer Village their permanent
residence and commuting to employment areas or retiring to live at their lake property.
The majority of privately held land within the boundary of the Summer Village is
developed or ready for development. As such, redevelopment or infill of existing
residential lots within the Summer Village offers some limited growth potential.
Figure 2 identifies an area of future planning interest for an area of the County lands
bordering the Summer Village. Any development within this area south of Highway 43
and adjacent to Ross Haven should coordinate planning with the Summer Village to
ensure that the mutual interests of all parties are respected regarding any development
or redevelopment common to their borders. It may be desirable for the Summer Village
and the County of Lac St Anne to consider a joint Intermunicipal Development Plan
(IDP) such as was done between communities in the Alberta Beach area and the
County of Lac Ste. Anne. Such a plan would provide a common vision of land uses,
roadway links and other joint issues and provide private developers with a public master
plan for any private development south of Highway 43 in the area of future planning
interest.
The following specific issues were identified by residents and Council in the preparation
of the Land Use Bylaw 232-10 prior to its adoption in April 2010:
Guest houses have sleeping accommodation and bathroom facilities only
Home occupations permitted within existing residences
Bed and breakfast operations be permitted within existing residences
One recreational vehicle or holiday trailer be permitted on a lot, provided a
permanent dwelling also exists on the lot
Tarp structures are not permitted
5
Summer Village of Ross Haven
Municipal Development Plan
A mobile home, trailer or recreational vehicle is not permitted on a vacant lot with no
permanent dwelling
The above issues together reflect the desire of residents to maintain a Summer Village
focussed on residential and recreation with limited home-based businesses. They also
reflect the desire of residents to balance the desires of the long term and newer
residents with respect to the amount of regulation needed to maintain a quality of life for
all residents while retaining the recreational aspects of the Summer Village way of life.
4.1.1
Objectives
To maintain the recreation focused, residential Summer Village way of life
while maintaining a quality of life and property values for all residents. This
includes prohibited structures as identified in the Land Use Bylaw while
allowing for limited home based business opportunities for residents as
identified in the Land Use Bylaw.
To provide for growth through the efficient development or redevelopment of
residential lots within the municipality.
To identify an area of future planning interest for an area adjacent to the
Summer Village in order that the mutual interests of all parties are respected
with any development or redevelopment in this area.
The Summer Village would encourage any development / redevelopment in
the areas around the Summer Village boundaries in the County of Lac St Anne
to provide a development transition from Summer Village lot sizes to acreage
sized parcels in the area indicated on Figure 2. [Note: This figure will be
added as available and should be posted soon as part of this draft document.
The area is approx. 200m in width on the borders of the Summer Village of
Ross Haven ]
4.1.2
Policy
4.1.2.1
The policies of this Municipal Development Plan (MDP) will be applied to all land
within the Summer Village. For those lands identified by this plan as an area of
future planning interest both Ross Haven and the County of Lac Ste. Anne will
endeavour to coordinate planning in response to any private development /
redevelopment in this area.
4.1.2.2
The Summer Village would encourage the County of Lac St Anne to consider a
development transition from Summer Village lot sizes to acreage sized parcels in
the areas surrounding the Summer Village boundaries as indicated on Figure 2.
4.1.2.2
Both the Summer Village of Ross Haven and the County of Lac Ste. Anne may
wish to consider the preparation of a joint Intermunicipal Development Plan (IDP)
for the area south of Highway 43 in order to coordinate planning in this area
between both municipalities in a statutory document.
6
Summer Village of Ross Haven
Municipal Development Plan
4.1.2.3
When considering proposals for subdivision and development, it shall be the policy
of the municipality to consider:
1.
The provisions of this municipal development plan
2.
The provisions of Land Use Bylaw 232-10
3.
Future expansion and / or upgrading of existing roadways
4.
Any development standards, other statutory or non-statutory planning
documents that have been adopted by the Summer Village
5.
Comments and requirements received from provincial departments and
adjacent municipalities.
4.1.2.4
Redevelopment within developed residential areas
1.
Low-density residential development (i.e. single detached dwelling units) will
be encouraged in vacant lots.
2.
Residential infill should offer an acceptable transition to existing residential
development by introducing a building form that respects the height, size and
architectural design of the surrounding residential community.
3.
The municipality shall require assurance from the developer that the capacity
of street systems and community facilities are not exceeded by the demand
from residential infill. Any required off-site upgrades will be at the expense of
the developer.
4.1.2.5
Where new residential housing is developed in proximity to existing
neighbourhoods, their design should provide an acceptable transition to the
existing neighbourhood by creating a building form that is similar in height, size
and architectural character.
4.2
Semi Public Uses
The Summer Village has areas designated "semi-public" in its Land Use Bylaw which
include the Golf Course and the Ross Haven Bible Camp. It is recognized that the golf
course and Bible Camp are amenities which contribute to the recreation focused way of
life in the Summer Village.
4.2.1
Objectives
The continued operation of the golf course is encouraged and its value to the
quality of life in the Summer Village is recognized.
The Ross Haven Bible Camp is recognized as an amenity which contributes to
the overall quality of life in the recreation focused Summer Village.
The Summer Village encourages on-going continual contact with both the Golf
Course and the Bible Camp to discuss any issues of mutual benefit.
4.2.2
Policy
4.2.2.1
The Summer Village supports the continued operation of the Golf Course and
encourages on-going discussion with the owner to see if there are issues where
7
Summer Village of Ross Haven
Municipal Development Plan
the Summer Village could assist to both enhance and support the Golf Course
operation.
4.2.2.2
The Summer Village encourages on-going discussion with the Bible Camp to see if
there are any issues where the Summer Village could assist to enhance and
support the Bible Camp.
8
Scheffer Andrew Ltd.
Planners & Engineers
June 15, 2011
FIGURE 2
AREA OF FUTURE PLANNING INTEREST
1:15,000
2220800b2.dgn
Legend
ROSS HAVEN BOUNDARY
AREA OF FUTURE PLANNING INTEREST
MUNICIPAL DEVELOPMENT PLAN
SUMMER VILLAGE OF ROSS HAVEN
67
9
2
27
6
83
68
21
34
46
4
60
89
13
31
3
3
22
8
3
10
74
84
2
4
7
73
11
29
2
9
17
20
24
11
15
88
6
17
24
7
13
4
3
16
12
10
5
79
17
17
7
2
82
9
13
32
14
62
3
11
13
12
23
4
3
5
5
13
22
2
37
4
75
72
43
40
7
2
8
8
30
5
2
4
4
25
26
8
9
2
12
11
6
65
23
18
92
78
16
3
3
7
12
14
69
52
39
61
81
38
66
5
2
5
19
76
8
33
48
41
13
13
47
10
9
14
6
6
16
4
18
45
12
15
12
3
2
7
3
16
10
5
20
7
6
8
2
4
25
19
15
4
63
44
80
1
21
14
64
1
9
6
26
8
8
1
11
1
14
1
15
18
7
53
59
6
9
8
15
1
9
7
1
55A
11
16
5
6
14
14
8
18
58
93
54A
15
1
6
R2
R1
35
77
36
22
51
91
90
9
7
57
28
85
10
12
11
23
10
3
70
1
5
1
42
10
1
4
19
19
71
5
R1
9 ST
10 ST
6 ST
8 ST
4 ST
3 ST
2 ST
5 ST
7 ST
20A
CENTRE AVE
86A
50A
SW8 55-3-5
PARCEL A
SE7 55-3-5
NE7 55-3-5
LOT A
LOT B
LOT C
LOT D
NW9 55-3-5
CANADIAN NATIONAL RAILW AY
R
D
E
B
C
NE8 55-3-5
LOT B
A
SW9 55-3-5
PIPELINE R/W
SW17 55-3-5
LIVINGSTONE ST
ROSS ROAD
HAVEN DRIVE
SE18 55-3-5
GAS PIPELINE R/W
SW16 55-3-5
SE16 55-3-5
NE9 55-3-5
YELLOWSTONE
Lac St. Anne
Camp
Bible
Course
Golf
Parkins Avenue
Parkins Avenue
Range Road 34
Highway 43
Summer Village of Ross Haven
Municipal Development Plan
4.3
Environmental
The Summer Village of Ross Haven was established to provide landowners and visitors
the opportunity to enjoy Lac Ste. Anne. The continued long term health of the lake is
very important to the Summer Village.
Development in the Summer Village has the potential to negatively impact the health of
the lake. One of the potential sources of contamination that the Summer Village can
control and potentially eliminate is the discharge of waste water from lots within the
Summer Village. Any remaining pit toilets must be removed and replaced with a sealed
impermeable onsite sewage pumpout tank. Sealed pumpout tanks are required with any
new residential development. Existing septic fields should be phased out when
replacement is required or be considered when redevelopment or replacement of the
house occurs.
The above policies would help to ensure that this potential source of contamination does
not enter the lake environment.
4.3.1
Objectives
The Summer Village will take an active role in the protection of the lake and
water quality.
To protect the lake and lakeshore habitats.
4.3.2
Policy
4.3.2.1
The Summer Village will support lake stewardship initiatives and practices within
the municipal boundary.
4.3.2.2
The Summer Village encourages residents to apply any application of pesticides in
conformity with provincial regulations under the Environmental Protection and
Enhancement Act and that applications should be kept 30 metres away from any
open body of water. Fertilizers should be treated in the same way as they also
affect water sources. Pesticide and fertilizer applications on public lands within the
Summer Village will conform to the provincial act.
4.3.2.3
Development likely to have an impact on the health of the lake will not be
approved.
4.3.2.4
Any future lakefront subdivisions will be required to provide an environmental
reserve strip as required by the Summer Village's Subdivision Authority through
referral with Alberta Environment along the lakeshore from the high water level to
the edge of the subdivided lot.
10
Summer Village of Ross Haven
Municipal Development Plan
4.4
Agriculture
There currently is no agricultural land within the Summer Village. As a recreation
focused Summer Village, the Summer Village acknowledges that agricultural activities
may take place within adjacent lands within the County of Lac Ste. Anne. The Summer
Village encourages the preservation of these lands for agricultural production until such
time as these lands may be needed for development. .
As noted in policies under section 4.1.2.2, coordination of planning in the area of future
interest would help to minimise the loss of agricultural land and provide a development
transition from Summer Village lot sizes to agricultural land with any development on the
Summer Village boundary lands (see Figure 2).
4.4.1
Objectives
Encourage the preservation of agricultural lands until such time as
development is anticipated
4.4.2
Policy
4.4.2.1
The Summer Village will work with the County of Lac Ste. Anne to protect
agricultural lands until they are required for and can be developed as contiguous
development.
4.4.2.2
The Summer Village will support agricultural development proposals within
adjacent lands that will not have a detrimental impact on the existing Summer
Village environment or adjacent County lands.
4.5
Parks, Recreation, Open Space and Community Services
As the permanent resident population of the Summer Village increases, the need for
additional park / playground equipment and facilities may warrant their development.
The Summer Village presently has parcels of land zoned park and recreation which
provide lake access, especially for those residents who do not have lakefront lots.
4.5.1
Objectives
Retain and maintain lakefront parks for the enjoyment of all residents and
visitors to the Summer Village.
To build a walkable community.
To recognize the need for future park, recreational facilities, and upgraded
walking paths in the public parcels which provide lake access.
4.5.2
Policy
4.5.2.1
The Summer Village will not dispose of any parcels zoned park and recreation and
especially those parcels which provide lake access.
11
Summer Village of Ross Haven
Municipal Development Plan
4.5.2.2
The Summer Village will require the maximum municipal reserves, provided for
under MGA, for all subdivisions. These reserves may be in the form of land, cash-
in-lieu or combination thereof. Subdivisions would include any redevelopment
proposals which include subdivision.
4.5.3.4
Undevelopable land (swamp, natural drainage course or water body, land subject
to flooding, etc.) will be acquired as environmental reserve, not as part of the
required municipal reserve with any subdivision or redevelopment proposal tied to
subdivision.
4.5.3.5
The Summer Village may wish to develop a plan for the development of a
municipal office and/or community building as the population increases and the
need for these facilities may warrant their development.
4.5.3.6
The Summer Village acknowledges the need for a sports or recreational amenity in
the Lac Ste. Anne area and will work with adjacent municipalities to determine an
appropriate location. Suitable cost-sharing mechanisms for construction and
maintenance must be established with the participating municipalities.
4.5.3.7
The Summer Village recognizes the need to upgrade existing walkway paths in the
public parcels which provide lake access. Any upgrade would be to a gravel
standard.
4.5.3.8
The Summer Village may wish to develop a future public walkway adjacent to
roadways bordering the golf course (Parkins Avenue).
4.5.3.9
The Summer Village recognizes the need to develop playgrounds and recreational
or picnic facilities in some of the public parcels which provide lake access.
4.5.3.10
Any such facilities considered under policies 4.5.3.7 - 4.5.3.9 will be presented to
the residents as a proposal and residents will have an opportunity to review and
comment regarding any such proposals and the related construction costs before
any approval by the Summer Village Council.
4.6
Transportation
It is recognized that Parkins Avenue has various types of vehicle and pedestrian joint
users on this main roadway in the Summer Village.
4.6.1
Objectives / Policy
Improve pedestrian safety on Parkins Avenue with a separate walkway.
To consider gravel surfacing of pedestrian paths in the public lands connecting
to the lake to improve pedestrian, bicycle and golf cart access to / from the
lake.
12
Summer Village of Ross Haven
Municipal Development Plan
5 MUNICIPAL SERVICES
The provision and maintenance of infrastructure in the Summer Village are key issues for
residents. The Summer Village encourages and will facilitate the development and
maintenance of an efficient infrastructure system that will support planned growth.
When considering subdivision and development proposals, the Summer Village may
require an assessment of the infrastructure necessary to access and service the proposed
subdivision or development and may require upgrading or a contribution towards future
upgrading of required infrastructure. In addition to the development of required
infrastructure, the Summer Village may collect off-site levies for other municipal
infrastructure projects as provided for under the Municipal Government Act.
5.1
Water Supply
At present there is no municipal water system in the Summer Village. Residences
depend on wells or trucked in water supplies. As the population and use of the Summer
Village increases, the ground water supply will be under increased pressure and will
have a greater risk of contamination.
5.1.1
Objective
To secure a reliable potable water supply for the Summer Village.
5.1.2
Policy
5.1.2.1
The Summer Village will work with local municipalities and consider initiatives to
bring municipal water services into the area.
5.2
Sanitary Sewer
The Summer Village is currently partners with adjacent municipalities in the sewage
lagoon north of Highway 43 at RR 34.
5.2.1
Objective
To have all development within the Summer Village connected to a municipal
sanitary system connecting to the sewage lagoon.
5.2.2
Policy
5.2.2.1
The Summer Village will continue its efforts to obtain provincial funding to help
support a municipal sanitary system in Ross Haven to connect to the sewage
lagoon north of Highway 43.
5.2.2.2
The Summer Village would encourage the phasing out of the remaining septic
fields in the Village and their replacement with sealed impermeable pumpout tanks.
5.2.2.4
Once a sanitary sewer system is in place in Ross Haven all developed lots will be
required to connect to this system.
13
Summer Village of Ross Haven
Municipal Development Plan
14
5.3
Storm Water Management
Storm water runoff from the Summer Village flows through a system of ditches on both
sides of the roads (with culverts as required for approaches and road crossings) and is
eventually discharged into Lac Ste. Anne.
5.3.1
Objectives
To resolve any existing drainage problems.
To ensure that any future development does not increase any existing
drainage problems.
5.3.2
Policy
5.3.2.1
The Summer Village will work with adjacent municipalities to improve the storm
water management plan to alleviate any current drainage problems.
5.3.2.2
Any proposals for redevelopment shall be supported by a storm water
management plan prepared by a qualified professional to the satisfaction of the
municipality.
5.3.2.3
All storm water management plans shall utilise methods that seek to retain as
much of the natural runoff characteristics of the storm water system as possible.
These methods can include, but are not limited to, such practices as grassed
swales, wet ponds, dry ponds or engineered wetlands.
5.3.2.4
Storm water management plans shall address and resolve on-site and off-site
storm water management issues.
.