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Prepared By:
Blue Gem
AREA STRUCTURE PLAN
Bylaw No. 1470-20
Adopted By Council
November 2020
Prepared For:
Prepared By:
Town of Three Hills
Blue Gem ASP
Table of Contents
Section 1: Planning Context
This section outlines the policy context of the Blue Gem ASP as well as the interpretation, monitoring, review and amendment of
policies herein.
1-1
History ............................................................................................................................................... 1
1-2
Purpose ............................................................................................................................................. 1
1-3
Policy Context ................................................................................................................................... 2
1-4
Plan Interpretation ............................................................................................................................. 3
1-5
Monitoring and Review ..................................................................................................................... 4
1-6
Amending the ASP ............................................................................................................................ 4
1-7
Limitations ......................................................................................................................................... 4
Section 2: Plan Area
This section highlights the existing conditions within the plan area and the opportunities and constraints as they relate to future
development.
2-1
Location ............................................................................................................................................ 5
2-2
Lands in the Plan Area ...................................................................................................................... 5
2-3
Current Land Use .............................................................................................................................. 6
2-4
Plan Area Context ............................................................................................................................. 6
Section 3: Development Concept
This section provides the overall Development Concept for the Blue Gem ASP, showing the general location of land uses, community
amenities and the road network within the plan area.
3-1
Vision .............................................................................................................................................. 10
3-2
Guiding Princples ............................................................................................................................ 10
3-3
Market Conditions and Considerations ........................................................................................... 11
3-4
Consultation .................................................................................................................................... 11
3-5
Development Concept .................................................................................................................... 12
3-6
Concept Plans ................................................................................................................................. 13
Section 4: Development Framework
This section details the policies designed to actualize the economic and social potential of the plan area.
4-1
General Development Policy .......................................................................................................... 15
4-2
Highway Commercial ...................................................................................................................... 16
4-3
Mixed-Use Commercial/Light Industrial .......................................................................................... 16
4-4
Institutional ...................................................................................................................................... 17
Town of Three Hills
Blue Gem ASP
4-5
Parks, Open Space and Trails ........................................................................................................ 17
4-6
Industrial ......................................................................................................................................... 18
Section 5: Transportation Framework
This section addresses how pedestrians, cyclists and motorists are accommodated within and beyond the plan area.
5-1
Transportation Network ................................................................................................................... 19
Section 6: Servicing Framework
This Section addresses the efficient provision of water, sanitary and stormwater services within the plan area.
6-1
General Servicing Policy ................................................................................................................. 22
6-2
Water .............................................................................................................................................. 23
6-3
Sanitary ........................................................................................................................................... 23
6-4
Stormwater ...................................................................................................................................... 24
6-5
Shallow Utilities ............................................................................................................................... 24
Section 7: Implementation
This Section outlines the proposed sequence of development and the process required to proceed with future planning applications.
7-1
Sequence of Development .............................................................................................................. 28
7-2
Concept Plan Requirements ........................................................................................................... 29
7-3
Circulation and Collaboration .......................................................................................................... 29
Appendix A: Area Conceptual scheme Requirements
Figures
Figure 1 - Plan Location ............................................................................................................................................ 7
Figure 2 - Plan Area and Current Land Use ................................................................................................ 8
Figure 3 - Plan Area Context ....................................................................................................................... 9
Figure 4 - Development Concept ............................................................................................................... 14
Figure 5 - Transportation Network ............................................................................................................. 21
Figure 6 - Water Distribution ...................................................................................................................... 25
Figure 7 - Sanitary Servicing ...................................................................................................................... 26
Figure 8 - Stormwater Management .......................................................................................................... 27
Figure 9 - Sequence of Development ........................................................................................................ 30
Tables
Table 1 - Current Land Use ......................................................................................................................... 6
Table 2 - Land Use Statistics ..................................................................................................................... 13
1
Town of Three Hills
Blue Gem ASP
1
SECTION ONE
Planning Context
This section outlines the policy context of the Blue Gem ASP as well as the interpretation, monitoring,
review and amendment of policies herein.
1-1 HISTORY
This Area Structure Plan is named for the Blue Gem mine, which was opened in Three Hills in 1919,
shortly after the community was incorporated as a Village. The Blue Gem mine was active for 12
years and helped establish an economic foothold for Three Hills as it grew to a town in 1929.
Unfortunately, a series of accidents at the mine, led to it being abandoned in 1931. Despite its
misfortunes, the Blue Gem mine was an important component in the early growth of Three Hills
and indicative of the work ethic and entrepreneurial spirit of the area.
1-2 PURPOSE
The Blue Gem Area Structure Plan ("Blue Gem ASP" or the "Plan") is a statutory plan that provides
a comprehensive development concept for the lands within the plan area. As outlined in Section
633 (1) of the Municipal Government Act (MGA), ASPs are developed "for the purpose of providing
a framework for subsequent subdivision and development of an area of land..."
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Town of Three Hills
Blue Gem ASP
The MGA empowers municipalities to shape their communities. It regulates how municipalities
are funded and how they should plan for growth. Per the MGA requirements, the Plan addresses
the following:
Sequencing of development proposed for the area,
Proposed land uses,
Proposed density of population, and
General location of major transportation routes and public utilities.
1-3 POLICY CONTEXT
Policies within the Plan are consistent with the following regulation, statutory plans and local bylaws:
Provincial Regulation
All development within the Plan will be consistent with Provincial regulation, in particular the MGA
and those of Alberta Parks and Environment (AEP).
Three Hills Municipal Development Plan (MDP)
The Plan demonstrates its consistency with the Vision and Guiding Principles of the MDP by:
Balancing development with respect for the environment,
Supporting the local economy and providing employment opportunities for residents,
Envisioning a safe and inclusive community, and
Proposing servicing strategies that are efficient and sustainable.
The Town may require a Concept Plan to be prepared for areas of land, to provide a more detailed
and comprehensive framework for future redesignation, subdivision and development, to
encourage collaboration between landowners, and to achieve efficient and orderly development.
Town of Three Hills and Kneehill County Intermunicipal Development Plan (IDP)
The Plan falls withing the IDP's intermunicipal referral boundary. The Town will notify Kneehill
County on all any proposals, applications, or studies within the plan area.
Land Use Bylaw (LUB)
The Development Concept prepared for the Plan can be accommodated within the Three Hills Land
Use Bylaw (LUB). Land use categories shown on the Development Concept do not signify land use
districts specified in the LUB. Future development proposals within the areas currently designated
Urban Reserve District (UR) will require an amendment to the LUB prior to development.
Integrated Sustainability Plan (ISP)
The Integrated Sustainability Plan (ISP) provides direction for the development and alignment of
the Town's municipal plans and policies and is used to guide Council and Administration in the
preparation of capital and operating budgets.
The Plan demonstrates its consistency with the ISP by:
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Town of Three Hills
Blue Gem ASP
Respecting healthy ecosystems by observing environmental protections,
Supporting a diverse social and economic climate,
Providing a range of employment opportunities, and
Envisioning a high-tech employment area with access to recreation, amenities, services and retail.
Economic Development Strategic and Future Growth Plan (EDSFG)
The EDSFG provides specific strategic objectives, goals and actions to facilitate economic development
and create an environment where residents and businesses are inspired and welcome.
The Plan demonstrates its consistency with the EDSFG by:
Providing opportunities for retention and expansion,
Addressing current needs within the local workforce and industry context,
Providing a framework to accommodate future growth and strategic planning objectives, and
Providing a process to facilitate future development proposals.
1-4 PLAN INTERPRETATION
Map Interpretation
Unless otherwise specified within this Plan, the boundaries or locations of any symbols or areas
shown on a map are approximate only, not absolute, and shall be interpreted as such. They are
not intended to define exact locations except where they coincide with clearly recognizable
physical features or fixed boundaries such as property lines or utility/road rights-of-way. Details
shown on the maps will be subject to further study at the development approval stage. No
measurements or area calculations shall be taken from the Plan maps.
Policy Interpretation
Where "shall", "will" or "require" are used in a policy, the policy is considered mandatory in order
to achieve a desired result.
Where "should" or "encourage(d)" is used in a policy it is anticipated that the policies will be applied
in all situations unless it can be clearly demonstrated to the satisfaction of the Development
Authority, that the policy is not reasonable, practical and feasible in a given situation.
Where a policy requires compliance within a Concept Plan, that requirement may be deferred to the
Subdivision Approval or Development Permit Approval stage at the discretion of the Development
Authority.
Appendix Interpretation
Appendices included herein do not form part of the statutory portion of the Plan. The purpose of
an appendix is to provide information to further clarify the intent of the Plan policies.
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Town of Three Hills
Blue Gem ASP
1-5 MONITORING AND REVIEW
The Plan is a long-term policy document that promotes a vision for development and provides
guiding principles and policies that work towards achieving that vision over-time.
The policies within the Plan will be monitored and should be reviewed and updated every 10 years
until such time as build-out of the plan area is achieved. The Plan may also be amended in response
to changes in the overall policy direction within the Town or specific planning applications.
1-6 AMENDING THE ASP
If major changes with regards to land use, road networks or any other significant aspect of the
plan are contemplated, an amendment to the Plan, that includes a public hearing, shall be held in
accordance with the MGA.
Minor changes will not require an amendment if, in the opinion of the Development Authority
and/ or Council, the intent of the Plan is still achieved.
Where an amendment to this Plan is requested by an applicant, the applicant shall be required to
submit the justification and information necessary to support the amendment.
1-7 LIMITATIONS
Policies within the Plan are not to be interpreted as an approval for a use on a specific site. This
Plan does not confirm that any particular site within the plan area is suitable for a particular purpose.
Detailed site conditions or constraints - including environmental considerations - must be assessed
on a case-by-case basis as part of an application for a Land Use Amendment, Subdivision, or a
Development Permit.
5
Town of Three Hills
Blue Gem ASP
2
SECTION TWO
Plan Area
This section highlights the existing conditions within the plan area and the opportunities and constraints as
they relate to future development.
2-1 LOCATION
The plan area is comprised of approximately 86.4 hectares of land located in west Three Hills,
adjacent to Kneehill County (see Figure 1).
The Plan located within Section 36 of Township 31, Range 24, W4M, situated south of Highway
583 and bounded on its west by Range Road 241. A portion of the Plan's east boundary abuts 1st
Avenue West and 3rd Street South provides access through the plan area.
Existing development along the Plan's periphery includes commercial and light industrial to the
north and east, and undeveloped agricultural lands to the south west of Range Road 241 in Kneehill
County. The cemetery is located at the north boundary of the plan area.
2-2 LANDS IN THE PLAN AREA
There is no development within the plan area and lands are currently farmed.
Topography of the Plan is best described as generally flat with rolling micro-topography and
pothole wetlands, with a gradual slope to the south. Surface water drains via the natural seasonal
drainage course running along the southeastern border of the area.
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Town of Three Hills
Blue Gem ASP
2-3 CURRENT LAND USE
As shown on Figure 2, lands within the Plan at the time of adoption are designated Urban Reserve
(UR) district and Industrial General (I1) District.
The purpose and intent of the UR district is to protect lands for future forms of development by
restricting premature subdivision and development of parcels of land and to provide for a limited
range of temporary uses that can easily be removed when the land is re-designated to allow for
urban forms of development.
Future development proposals within the areas currently designated UR District will require an
amendment to the LUB prior to development. The approximate areas for existing land uses are as
follows:
Table 1 - Current Land Use
Land Use
Area**
Hectares
Urban Reserve (UR) District
79.5
Industrial General (I1) District
6.9
Total
86.4
* Land Use Districts are subject to change through future Land Use Amendment applications and/ or changes
to the Land Use Bylaw.
** Areas are approximate only and any discrepancies are a result of rounding.
2-4 PLAN AREA CONTEXT
Potential development constraints within the plan area are shown in Figure 3 and described below.
Policy within the Plan has been crafted to proactively address these constraints.
Topography
The plan area generally slopes from the northeast to the southwest with an elevation change of
approximately 16 meters. A low-lying area in the Plan's southeast connects to a drainage channel
with a northeast-southwest orientation.
Environmentally Sensitive Areas
Ephemeral or intermittent wetland features exist in the plan area.
Adjacencies
Adjacent development includes industrial, commercial and recreational uses as well as undeveloped
lands within Kneehill County.
RANGE ROAD 241
2nd STREET NW
HIGHWAY 583
2nd STREET SE
MAIN STREET
HIGHWAY 21
2nd STREET NE
2nd AVE SW
4th ST SW
1st AVENUE NW
CEMETERY
17 AVENUE NE
Kneehill
Historical
Museum
Threehills Campground
and Ball Diamonds
Three Hills
School
36
31-24-W4th
31-23-W4th
25
31-24-W4th
30
31-23-W4th
6
32-23-W4th
1
32-24-W4th
3rd STREET SW
31
N
BLUE GEM ASP
TOWN OF THREE HILLS
FIGURE 1.0
NOVEMBER 2020
PLAN LOCATION
Town Boundary
Blue Gem ASP Boundary
I1
5
0112827
6
9
LOT 1
0612861
9
LOT 2
0612861
C1
A
Service Road 0012827
3291HX
SECONDARY ROAD 583
Lot 1
1
1
0112442
2
2
BLK 1
0715948
15
Lot 5
9610722
C1
Lot 2
BLK 1
0715948
I2
Lot 3
BLk 1
0715948
21
LOT 1
7
I1
A
4720AK
28
C1 A
C1
LOT 2
BLK 1
0914955
A
B
7
4
1
3
1
1
5278JK
15
LOT 3
NW 1/4 SEC.36
-31-24-W4
NW 1/4 SEC.36
-31-24-W4
C1
UR
27
8
32
1
39
17
0311681 3 2
22
LOT 2MR
BLOCK 1
101 3378
C of T
831158
33
LOT 1
BLOCK 1
101 3378
2
15 8311242
14
3
1
8111220
3 ST SW
7711387
R4
8
7
Lot 2
Lot 9PUL
BLK 1
Lot 7
BLK 1
1510979
1611166
5
4
9910435
Lot 3
BLK 1
15
15
8311550
23
22
Lot 6
BLK 1
0814571
35
SE 1/4 SEC.35
-31-24-W4
SW 1/4 SEC.36-31-24-W4
19
20
5
31
R23
6
9
8
7
28
R3
31
C of T
791069695
961
0442
67
76
75
27
26
25
65
0012317
56
57
10
68MR
8
16
P2
46
25
R2
74
9212460
6
6
6
4
44
1
6
7811208
15
16
R24
1
6
74
5
1
39
9 ST SE
1
19
32
3
18
38
39
27
5
5
26
1
17
18
7610794
7
14
13
34
3
R6
5
7 ST SE
8
27
3
25
1
21
18
4
2
16
17
2
8311549
R21
I2
3
3
R37
R1
36
8
3
7
R22
1
P2 1
3
1
15 ST S
Lot 8
BLK 1
11
10
1
R22
8410899
1
21
14
7
13
7410883
1
BLK 1
Lot 1
BLK 1
I1
6
3
2
1
1
2
3
2
7711387
0011826
8
7
1
5
071
2910
23
22
12
3 AVE
SE
1
6
C1 2
6
2 3
4
8211183
7
8
R6
B
450
9 1
10
11
1
3
8710875
B
4
9610722
1
26
17R4
19
21
11
14
39
39
0311677
4304AH
21
4304AH9
8210611
R3
9812624
42
C
1
22
B
12
27
13
A
13
14
C
8
7
34
12
1
38
19
36
38
DC5
1
9312136
39
21
40
43
41
42
28
9611581
21
R4
25
26
28
6
R3
24
16
15
P2
C1
19
17
21
831
B
C
7233JK
15
5130AR
8
13
8
13
5
0113362
4
8
3
0113362
X
17
16 5
2
1
6905JK
5
6
14
15
5
4
7
14
7911302
781036911
C of T
SOUTHVIEW CLOSE
3 AVE SE
3 AVE SE
3 AVE NE
4 AVE SE
25
37
3 AVE NE
2 AVE NE
RY242
9913097
67MR
7811208
1 AVE SE
1082RY
C.N.R.
9610722
2 AVE NE
2 AVE SE
1 AVE NE
4720AK
7710150
7710150
8 ST SE
1353LK
9310854
1 ST SE
0112074
3 AVE SE
7710128
9811017
11 ST SE
1 AVE SE
0810302
7610776
7197EA
N
Town Boundary
Blue Gem ASP Boundary
UR
DC
C3
I1
I2
C2
C1
R6
R7
P1
P2
R1
R2
R3
R4
R5
Residential Single Dwelling District
Residential Single and Two Dwelling District
Residential Mixed District
Residential Estate District
Residential High Density District
Residential Manufactured Home District
Residential Manufactured Home Estate Subdivision District
Public Use and Institutional District
Public Community Service District
Commercial General District
Commercial Central District
Commercial Highway District
Industrial General District
Industrial Railway District
Urban Reserve District
Direct Control District
BLUE GEM ASP
TOWN OF THREE HILLS
FIGURE 2.0
NOVEMBER 2020
PLAN AREA & CURRENT LAND USE
Source: Town of Three Hills Land Use Map 2017
RANGE ROAD 241
2nd STREET NW
2nd STREET SE
MAIN STREET
3rd STREET SW
2nd AVE SW
4th ST SW
1st AVENUE NW
CEMETERY
Three Hills
School
36
31-24-W4th
25
31-24-W4th
x
N
BLUE GEM ASP
TOWN OF THREE HILLS
FIGURE 3.0
NOVEMBER 2020
PLAN AREA CONTEXT
Town Boundary
Blue Gem ASP Boundary
Water Well
Abandoned Gas Well
x
Gas Pipeline
Potential Wetlands
Underground Coal Mine
CN Railway
10
Town of Three Hills
Blue Gem ASP
3
SECTION THREE
Development Concept
This section provides the overall Development Concept for the Blue Gem ASP, showing the general
location of land uses, community amenities and the road network within the plan area.
3-1 VISION
The Blue Gem area is a centre of excellence for business and technology,
including commercial, industrial and agricultural processing uses. Development
is integrated with environmentally sensitive areas and the area provides a
sustainable business-ready environment, attracting investment and linking
students and residents with employment opportunities.
3-2 GUIDING PRINCPLES
The following principles provide guidance on the nature of development within the plan area:
Sustainability
Infrastructure and servicing should be developed in an efficient manner following sustainable best
practices. Energy efficiency, innovative development strategies and alternative servicing options for
new construction should be considered.
11
Town of Three Hills
Blue Gem ASP
Environmental Stewardship
Natural areas should be protected from negative development impacts. Innovative approaches such
as green infrastructure, water conservation and low impact development should be encouraged for
future development.
Long Term Stability
Commercial and industrial development should be encouraged to provide opportunities for local
employment, support a healthy local economy and foster a vibrant and diverse local economy where
people want to live, work and play.
Centre of Excellence
Striving for excellence creates an environment that promotes creativity and innovation and attracts
a sustainable workforce. Technological connectivity and innovative development proposals should
be supported to attract a vibrant workforce.
Managed Growth
Planning should be put in place to establish appropriate policy and processes to facilitate
development and provide a business-ready environment. Development should proceed in an
efficient and logical order.
3-3 MARKET CONDITIONS AND CONSIDERATIONS
The Three Hills economy supports a population of 3,212 residents who have access to an attractive
downtown commercial core, various shopping options, and health and government services. The
Town's recreation facilities, elementary and secondary schools, and historic Prairie College draw
visitors from throughout the region and beyond.
The local agricultural, oil and gas, and retail sectors benefit from the Town's central location, multi-
modal connection opportunities, (including access to Highway 21), and businesses friendly
environment. The Town's diverse economy has allowed Three Hills to remain resilient, particularly
with respect to periodic downturns in the energy sector.
The 2019 EDSFG identified gaps in business subsectors within the Town. These included a lack of
offices for professional and health services as well as a lack of retail options for clothing and groceries
and motion picture and video industries.
3-4 CONSULTATION
The Development Concept was prepared in consultation with plan area landowners, stakeholders,
the general public and Administration.
Due to the unprecedented COVID-19 pandemic ongoing during the Plan's development,
engagement opportunities occurred via online and virtual methods in order to protect the safety
and well-being of landowners, stakeholders and staff. Ideas and comments for the Plan were
gathered through telephone interviews and an online survey.
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Town of Three Hills
Blue Gem ASP
This feedback was used to establish a vision and guiding principles to inform the Development
Concept and policies within this Plan. Consultation milestones included:
Stakeholder Survey (April 2020) shared online with Council and key stakeholders to obtain
feedback regarding challenges, opportunities, and an overall vision for the plan area.
Landover Interviews (April 2020) conducted to gather feedback on development priorities, a
vision for the Plan, and any other opportunities and challenges associated with the plan area.
Interviews were completed with all three (3) plan area landowners.
Community Open House (September 2020) for the community to learn about the purpose of the ASP
and obtain feedback used to refine the Development Concept and draft ASP.
3-5 DEVELOPMENT CONCEPT
The Development Concept, shown in Figure 4, has been created by using input gathered from the
consultation process to prepare a design that respects the physical and man-made constraints
within the plan area.
The Development Concept accommodates predominately industrial and ancillary uses with an
open space corridor proposed in environmentally sensitive areas. Special consideration will be
given to areas adjacent to the existing cemetery lands in order to provide a sensitive interface with
future development.
Four primary land use areas have been identified within the Plan including:
Industrial. The Industrial area is intended to provide for primarily light and medium industrial
uses that have minimal to no impacts on adjacent landowners in terms of operational
nuisance. A wide range of lot sizes and configurations can be accommodated within the area.
Highway Commercial. Lands adjacent to Highway 583 are proposed to accommodate highway
commercial uses consistent with current development along the Highway 583 corridor to the
east. Access to Highway 583 provides opportunities for local and regional commercial uses.
Mixed-Use. The Mixed-Use area accommodates a mix of Commercial, Industrial and
Institutional uses and provides a transition between the commercial development along
Highway 583 and the industrial uses proposed to the south.
Open Space. An open space corridor has been proposed within the natural drainage corridor
along the southeast portion of the plan area. This corridor preserves the natural area,
accommodates future stormwater facilities, and enhances overall walkability by providing
valuable connections between the key land use areas and existing development to the east.
The uses above are a general indication for future land use and do not constitute land use
approvals per the Town's Land Use Bylaw. Prior to development land use amendments will be
required to comply with the Land Use Bylaw in place at time of development.
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Town of Three Hills
Blue Gem ASP
The Plan has been developed in a grid layout that can be modified to accommodate smaller scale
development and environmental constraints. The grid layout supports a variety of lotting scenarios
and flexibility to adapt to specific development requirements.
The local road network may be revised without an amendment to the Plan so long as adjacent
landowners are not negatively impacted by the proposed changes and revised alignments are
consistent with Town's standards.
The following Land Use Statistics are based on the Development Concept:
Table 2 - Land Use Statistics 1,2
Proposed Land Use
Area*
Hectares
Gross Developable Lands
Industrial
52.8
Highway Commercial
10.5
Mixed-Use
13.0
Open Space
10.1
1 All calculations are approximate and will be confirmed at the Concept Plan stage.
2 Environmental Reserve (ER) and Municipal Reserve (MR) will be identified and dedicated at
the Concept Plan stage.
* Areas are approximate only and any discrepancies are a result of rounding.
3-6 CONCEPT PLANS
Concept Plans are not legislated under the MGA, but are important decision-making tools
approved by the Development Authority. Concept Plans are smaller in scale than ASPs but provide
greater detail than an ASP and can be completed in a single phase (or several small phases) of
development. An ASP is intended to provide a broad framework for future development, however
detailed technical information may change over time and ASPs should be flexible enough to
accommodate evolving technology and market conditions without requiring constant
amendments as development progresses.
The Town may require a Concept Plan be prepared for areas of land, to provide a more detailed and
comprehensive framework for future redesignation, subdivision and development, to encourage
collaboration between landowners, and to achieve efficient and orderly development. Policies
regarding Concept Plans are provided in Section 4.1 - General Development and Section 7.2 -
Concept Plans.
SW1
4 SEC 36 TWP 31 RGE 24 W4th
NE
1
4 SEC 36
TWP 31 RGE 24 W4th
RANGE ROAD 241
2nd STREET NW
3rd STREET SW
2nd AVENUE SW
4th STREET SW
1st AVENUE NW
CEMETERY
NW1
4 SEC 36
TWP 31 RGE 24 W4th
N
Blue Gem ASP Boundary
Highway Commercial
Industrial
Mixed Use
Open Space
Primary Road Network
Optional Road Network
BLUE GEM ASP
TOWN OF THREE HILLS
FIGURE 4.0
NOVEMBER 2020
DEVELOPMENT CONCEPT
15
Town of Three Hills
Blue Gem ASP
4
SECTION FOUR
Development Framework
This section details the policies designed to actualize the economic and social potential of the plan area.
4-1 GENERAL DEVELOPMENT POLICY
The Development Concept has been designed to respond to stakeholder feedback, align with
current statutory policy and reflect market conditions. The following policies apply to all
development within the Plan.
Policy 4.1.1
Concept Plans will be required prior to approval of Subdivision or Land Use
Redesignation applications. Requirements for a Concept Plan application are
provided in Appendix A.
Policy 4.1.2
Relaxations to the Concept Plan requirements may be considered at the
discretion of the Development Authority for single parcel developments or those
less than 2 hectares which conform to the Plan and are contiguous to existing
development.
Policy 4.1.3
Municipal Reserve (MR) dedication shall be up to ten (10) percent of the
developable land. At the discretion of the Development Authority MR should be
dedicated as cash-in-lieu when subdivision occurs.
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Town of Three Hills
Blue Gem ASP
Policy 4.1.4
Building setbacks and landscaping requirements shall comply with the
requirements of the LUB.
Policy 4.1.5
Institutional uses may be integrated, where appropriate, throughout the plan
area.
Policy 4.1.6
Appropriate landscaping, building orientation, building design and screening shall
be required as conditions of subdivision or development permit approval in order
to mitigate any unsightly operational areas and to ensure view corridors are
protected.
Policy 4.1.7
Developers are encouraged to consider energy efficiency and alternative servicing
options for new construction.
Policy 4.1.8
Sidewalks and pedestrian access shall be provided in accordance with Town
standards.
4-2 HIGHWAY COMMERCIAL
The purpose of the Highway Commercial Area is to accommodate retail development that creates a
regional service centre.
Policy 4.2.1
The Highway Commercial Area shall be provided in the areas shown on Figure 4.
Policy 4.2.2
Access to development sites shall be provided to the satisfaction of the
Development Authority.
Policy 4.2.3
Integration of hard and soft landscaping shall be encouraged. Hard landscaping
can include, but is not limited to, raised planters, sculptures and public art, street
furniture and vertical landscape treatments.
4-3 MIXED-USE
The purpose of the Mixed-Use Area (see Figure 5), is to provide a transition between industrial and
commercial uses.
Policy 4.3.1
The Mixed-Use Area shall be provided in the areas shown on Figure 4.
Policy 4.3.2
A range of uses including local commercial, amenity spaces and light industrial
may be permitted in the Mixed-Use Area.
Policy 4.3.3
Integration of hard and soft landscaping shall be encouraged. Hard landscaping
can include, but is not limited to, raised planters, sculptures and public art, street
furniture and vertical landscape treatments.
17
Town of Three Hills
Blue Gem ASP
4-4 INSTITUTIONAL
Institutional uses may be located in any area of the Plan to adequately accommodate local and
regional needs, as long as the uses do not preclude the development of industrial uses on adjacent
parcels. Uses may include, but are not limited to, buildings and structures for the purpose of
accommodating public or quasi-public services, utilities or facilities such as essential public
services, municipal utilities, public facilities and educational institutions.
The Town's cemetery is located immediately adjacent to the north boundary of the Plan. Proposed
uses in the plan area may have impacts on the cemetery that could include noise, noxious odors, dust,
impeded view corridors, vibration, emissions, etc. Parcels adjacent to the cemetery will require
appropriate setbacks and landscaping treatment to mitigate negative effects.
Policy 4.4.1
Institutional uses may be integrated, where appropriate, in any of the policy
areas.
Policy 4.4.2
Municipal amenities shall be identified at the Concept Plan stage.
Policy 4.4.3
Developers of institutional uses are encouraged to consider energy efficiency
and alternative servicing options for new construction.
Policy 4.4.4
All development adjacent to the cemetery shall require mitigating measures such
as screening and setbacks.
Policy 4.4.5
New institutional uses shall be responsible for providing appropriate mitigation
measures onsite, where development is proposed adjacent to industrial areas.
4-5 PARKS, OPEN SPACE AND TRAILS
Natural areas within the Plan will be used to create an open space network that accommodates
passive recreational amenities and stormwater management solutions within the existing drainage
corridor. View corridors shall be maintained and natural vegetation shall be retained within open
spaces wherever feasible.
Policy 4.5.1
Parks and open spaces shall be provided generally in the areas shown on Figure 4.
Policy 4.5.2
Regional trails shall be provided to ensure the plan area is connected to any
adjacent established areas and / or existing trail systems if applicable.
Policy 4.5.3
No development shall be permitted within Alberta Environment and Parks (AEP)
setbacks from a wetland as determined by a Wetland Impact Assessment or
Biophysical Impact Assessment prepared by a Qualified Professional.
Policy 4.5.4
Areas identified as Environmental Reserve shall be dedicated at the time of
subdivision in accordance with Provincial regulations.
18
Town of Three Hills
Blue Gem ASP
Policy 4.5.5
Innovative servicing strategies to incorporate stormwater management facilities
within the open space corridor shall be encouraged.
Policy 4.5 6
Impacts to existing drainage channels shall be minimized.
Policy 4.5.7
View corridors shall be maintained and natural vegetation shall be retained within
open spaces wherever feasible.
4-6 INDUSTRIAL
The purpose of the Industrial Area is to provide for industrial uses that have minimal to no impacts
on adjacent landowners in terms of operational nuisance. Uses may include building and structures
for the purpose of manufacturing, processing, fabricating, assembly, warehousing, storage and
distribution of goods or materials that do not create conditions that have a significant adverse impact
or are dangerous beyond the boundaries of the site by way of noise, odors, airborne emissions,
lighting or vibration and are not dependent on significant outdoor storage.
Policy 4.6.1
The Industrial Area shall be provided in the areas shown on Figure 4.
Policy 4.6.2
Development sites shall provide conveniently located, safe and accessible
pedestrian linkages that connect building and site entrances with internal and
public pedestrian networks.
Policy 4.6.3
Development sites shall provide conveniently located amenity spaces for
employees, to be identified in a site plan at the development permit stage.
Policy 4.6.4
Industrial development shall be buffered and landscaped so as to minimize
impacts on adjacent Environmental Reserve or Municipal Reserve lands.
Policy 4.6.5
Development in light industrial areas shall not have an adverse impact on adjacent
areas by way of noise, dust, odours, outdoor lighting or other emissions.
Policy 4.6.6
Non-industrial uses shall be ancillary to industrial uses.
Policy 4.6.7
Integration of hard and soft landscaping shall be encouraged. Hard landscaping
can include, but is not limited to, raised planters, sculptures and public art, street
furniture and vertical landscape treatments.
Policy 4.6.8
Development visible from 1st Avenue NW shall provide a visually appealing
interface through different building forms and massing, a variety of building
materials, and architectural detailing.
Policy 4.6.9
A noise study may be required to identify attenuation measures related to the
potential impact of proposed uses.
19
Town of Three Hills
Blue Gem ASP
5
SECTION FIVE
Transportation Framework
This section addresses how pedestrians, cyclists and motorists are accommodated within and beyond the
plan area.
5-1 TRANSPORTATION NETWORK
The Transportation Network (see Figure 5) will accommodate anticipated traffic volumes in an
efficient, safe and effective manner.
Should smaller lot sizes be required, additional local roads (optional road network) may be designed to
further subdivide the area. The local road network shall be re-evaluated and revised as necessary via
the Concept Plan approval process.
The roads within the plan area will be maintained at a standard sufficient to accommodate existing and
proposed development.
Policy 5.1.1
The roadway network shall be consistent with Town's established planning
documents and engineering standards.
Policy 5.1.2
Intersection treatments at locations where plan area roads meet the existing
highway/road network may be cost shared by all benefiting developers through
the Standard Development Agreement process.
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Town of Three Hills
Blue Gem ASP
Policy 5.1.3
Roundabouts may be considered in the design of key intersections where feasible.
Policy 5.1.4
A Traffic Impact Assessment (TIA) may be required as a supporting study to a
Concept Plan.
Policy 5.1.5
The optional road network may be revised within a Concept Plan without requiring
an amendment to the Plan so long as adjacent landowners are not negatively
affected by the proposed changes and revised alignments are consistent with Town
standards.
Policy 5.1.6
Buffering and sound attenuation measures may be required to mitigate traffic
noise.
Policy 5.1.7
Roadway design shall accommodate expected heavy vehicle traffic in the
Industrial Area.
SW1
4 SEC 36 TWP 31 RGE 24 W4th
NE1
4 SEC 36
TWP 31 RGE 24 W4th
RANGE ROAD 241
2nd STREET NW
3rd STREET SW
2nd AVENUE SW
4th STREET SW
1st AVENUE NW
CEMETERY
NW1
4 SEC 36
TWP 31 RGE 24 W4th
N
BLUE GEM ASP
TOWN OF THREE HILLS
FIGURE 5.0
NOVEMBER 2020
TRANSPORTATION NETWORK
Blue Gem ASP Boundary
Existing Secondary Highways
Existing Collectors
Existing Rail Line
Collector Road
Optional Road
Potential Pedestrian Connections
Open Space
22
Town of Three Hills
Blue Gem ASP
6
SECTION SIX
Servicing Framework
This section addresses the efficient provision of water, sanitary and stormwater services within the
plan area.
6-1 GENERAL SERVICING POLICY
The following policies apply to the development of all servicing infrastructure within the plan area.
Existing servicing infrastructure will be retained until such time as redevelopment occurs.
Development/re-development or upgrading of servicing infrastructure will align with current Town
standards and tie in to existing regional services where applicable. Figures 6, 7 and 8, represent a high-
level view of how servicing is likely to occur. The specific alignment and design of servicing
infrastructure shall comply with the Town's master servicing plans in place at the time of development.
Policy 6.1.1
Utility rights-of-way and easements shall be provided to accommodate
municipal utilities at the discretion of the Development Authority and shallow
utilities as determined necessary by utility providers.
Policy 6.1.2
Utility alignments may be refined at the Concept Plan stage without an
amendment to this Plan.
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Town of Three Hills
Blue Gem ASP
Policy 6.1.3
Utility rights-of-way and easements and public utility lots shall be dedicated to
the Town as required, to accommodate the development or the extension of
municipal utilities necessary for development.
Policy 6.1.4
A developer may be required to provide, or enter into an agreement to provide
when required, the utility rights-of-way or easements necessary to
accommodate the extension of municipal utilities through or adjacent to a site
in order to allow for the servicing of a site.
Policy 6.1.5
Utilities shall be aligned to avoid Environmental Reserve lands unless otherwise
approved by the Approval Authority. Temporary disturbance for utility
installation shall be reclaimed to the satisfaction of the Town.
Policy 6.1.6
New or redevelopment shall be required to tie in to existing regional services and
preserve or improve existing drainage patterns.
6-2 WATER
The water distribution system for domestic uses and fire protection in the plan area is supplied
by main trunks extending from existing water systems.
Policy 6.2.1
The regional water distribution looping system shall comply with the Town's
master servicing plans, as amended.
Policy 6.2.2
The design of the water distribution system shall ensure that all land has
sufficient looping and connections to provide for adequate fire flows as
development progresses.
6-3 SANITARY
The wastewater collection system in the plan area is supplied by gravity sewers, forcemains and
lift stations connecting to existing wastewater systems.
Policy 6.3.1
Sanitary servicing shall comply with the Town's master servicing plans, as
amended.
Policy 6.3.2
Any downstream infrastructure improvements to facilitate the development shall
be identified prior to the approval of Subdivision or Land Use amendments.
Policy 6.3.3
All onsite sanitary infrastructure shall be at the cost of the developer.
Policy 6.3.4
Offsite infrastructure costs associated with the development shall be established
through offsite levies.
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Town of Three Hills
Blue Gem ASP
6-4 STORMWATER
Appropriate facilities for stormwater management facilities are proposed throughout the plan area
to control stormwater and alleviate the impact of post-development flows on overland conveyances.
Policy 6.4.1
Stormwater management shall comply with the Town's master servicing plans,
as amended.
Policy 6.4.2
The pre-development release rate shall be required to be achieved and detailed
as a part of the Stormwater Management Plan.
Policy 6.4.3
Existing wetlands may be incorporated into the stormwater management
system.
Policy 6.4.4
The use of engineered stormwater wetlands is encouraged within the open
space corridors to ensure long-term sustainability, water quality improvements
and pleasing aesthetics, in a manner that continues to provide viable habitat.
6-5 SHALLOW UTILITIES
Shallow Utilities include telephone, natural gas, electrical, internet, and cable services. The
developer will be responsible for the provision of these services and extension from adjacent
developed/developing areas.
Policy 6.5.1
The location of all shallow utilities and the provision of rights-of-way and
easements and related line assignments shall be addressed to the mutual
satisfaction of the Town, the landowner and the utility companies.
Policy 6.5.2
Detailed design of shallow utilities shall be determined at the Subdivision stage.
.
SW1
4 SEC 36 TWP 31 RGE 24 W4th
NE1
4 SEC 36
TWP 31 RGE 24 W4th
RANGE ROAD 241
2nd STREET NW
3rd STREET SW
2nd AVENUE SW
4th STREET SW
1st AVENUE NW
CEMETERY
NW1
4 SEC 36
TWP 31 RGE 24 W4th
Tie to Existing
Tie to Existing
Tie to Existing
Tie to Existing
Tie to Existing
Tie to Existing
W 250 PVC
W 250 PVC
W 250 PVC
W 250 PVC
W 250 PVC
W 200 PVC
W 250 PVC
W 250 PVC
W 200 PVC
W 200 PVC
W 200 PVC
W 200 PVC
W 250 PVC
W 200 PVC
W 200 PVC
W 200 PVC
W 250 PVC
W 250 PVC
N
BLUE GEM ASP
TOWN OF THREE HILLS
FIGURE 6.0
NOVEMBER 2020
WATER DISTRIBUTION
Blue Gem ASP Boundary
Existing Waterline
Existing Hydrant
Proposed Waterline
L
LIFTSTATION
FORCEMAIN TO SAN TRUNK
SANITARY TRUNK
375mm SAN
375mm SAN
300mm SAN
250mm SAN
250mm SAN
300mm SAN
300mm SAN
300mm SAN
300mm SAN
250mm SAN
250mm SAN
250mm SAN
250mm SAN
250mm SAN
SAN ALTERNATIVE 4 AVE ALIGNMENT
SAN ALTERNATIVE 4 AVE ALIGNMENT
SW1
4 SEC 36 TWP 31 RGE 24 W4th
NE1
4 SEC 36
TWP 31 RGE 24 W4th
RANGE ROAD 241
2nd STREET NW
3rd STREET SW
2nd AVENUE SW
4th STREET SW
1st AVENUE NW
CEMETERY
NW1
4 SEC 36
TWP 31 RGE 24 W4th
N
BLUE GEM ASP
TOWN OF THREE HILLS
FIGURE 7.0
NOVEMBER 2020
SANITARY SERVICING
Blue Gem ASP Boundary
Existing Sanitary line
Proposed Sanitary line
Direction of flow
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880.0
884.0
888.0
892.0
876.0
880.0
876.0
884.0
888.0
892.0
DIRECT EX. DRAINAGE
ALONG ROAD DITCHES
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SW1
4 SEC 36 TWP 31 RGE 24 W4th
NE1
4 SEC 36
TWP 31 RGE 24 W4th
RANGE ROAD 241
2nd STREET NW
3rd STREET SW
2nd AVENUE SW
4th STREET SW
1st AVENUE NW
CEMETERY
NW1
4 SEC 36
TWP 31 RGE 24 W4th
POND
33,700m³
POND
24,000m³
N
BLUE GEM ASP
TOWN OF THREE HILLS
FIGURE 8.0
NOVEMBER 2020
STORMWATER MANAGEMENT
Blue Gem ASP Boundary
Existing Storm line
Proposed Flow Direction
Existing Ground Contours
Proposed Storm Catchment Boundary
Existing Wetlands
Proposed open Space
Proposed SWM Area
Existing Drainage Ditch
Storm Drainage Direction
>
28
Town of Three Hills
Blue Gem ASP
7
SECTION SEVEN
Implementation
This section outlines the proposed sequence of development and the process required to proceed with
future planning applications.
7-1 SEQUENCE OF DEVELOPMENT
The general sequence of future development within the Plan has been determined in
consideration of capacity and constraints within the transportation and servicing framework.
Policy 7.1.1
It is anticipated that development will generally proceed as shown on Figure 9.
Policy 7.1.2
The sequence of development of the plan area:
shall be informed by patterns of growth management that consider
infrastructure capacity, servicing availability, environmental stewardship,
and the topography of land; and
shall occur through a staged approach to ensure a logical expansion of
development.
Policy 7.1.3
Variances to the proposed sequence of development may be permitted so long as
an acceptable strategy to provide the required infrastructure is justified to the
satisfaction of the Development Authority.
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Town of Three Hills
Blue Gem ASP
7-2 CONCEPT PLAN REQUIREMENTS
The Town may require a Concept Plan be prepared for areas of land, to provide a more detailed and
comprehensive framework for future redesignation, subdivision and development, to encourage
collaboration between landowners, and to achieve efficient and orderly development.
Prior to land use redesignation or subdivision, a Concept Plan will need to be approved by the
Development Authority to address design, servicing and transportation issues. Requirements for
a Concept Plan application are provided in Appendix A.
As noted in Policy 4.1.2 relaxations to Concept Plan requirements may be considered at the
discretion of the Development Authority.
Policy 7.2.1
Subdivision and development applications shall not be approved for areas requiring
a Concept Plan unless the plan has been accepted by the Development Authority.
Policy 7.2.2
Land Use approval for areas requiring a Concept Plan shall not be granted unless
the plan has been accepted by the Development Authority.
7-3 CIRCULATION AND COLLABORATION
Responsible development within the Plan boundary entails decision making which is sensitive to
existing adjacent uses. Development applications will require engagement with adjacent
landowners within the Town.
Policy 7.3.1
Adjacent landowners, provincial agencies and other stakeholders shall be
circulated on Concept Plan applications per Town protocol.
Policy 7.3.2
Upgrading of roadways between municipalities in the plan area shall be
coordinated where appropriate.
SW1
4 SEC 36 TWP 31 RGE 24 W4th
NE
1
4 SEC 36
TWP 31 RGE 24 W4th
RANGE ROAD 241
2nd STREET NW
3rd STREET SW
2nd AVENUE SW
4th STREET SW
1st AVENUE NW
CEMETERY
NW1
4 SEC 36
TWP 31 RGE 24 W4th
N
Blue Gem ASP Boundary
Development Boundaries
BLUE GEM ASP
TOWN OF THREE HILLS
FIGURE 9.0
NOVEMBER 2020
SEQUENCE OF DEVELOPMENT
PHASE 1
PHASE 2
PHASE 5
PHASE 4
PHASE 3
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Town of Three Hills
Blue Gem ASP
Appendix A
Concept Plan Application Requirements
CONCEPT PLANS
Concept Plans are not legislated under the MGA, but provide important decision-making tools
approved by resolution of Council. Concept Plans are smaller in scale than ASPs but provide greater
detail than an ASP and can be completed in a single phase (or several small phases) of development.
Concept Plans will be required prior to approval of Subdivision or Land Use Amendment applications.
CONCEPT PLAN REQUIREMENTS
The following items comprise a complete Concept Plan Application:
CONCEPT PLAN (MAP):
6 copies of the proposed area (map) and a digital (PDF) copy, at a minimum scale of 1:2000, with
all dimensions and areas in metric showing:
o north arrow
o legal description
o Concept Plan boundary
o ownership boundaries (if different from Concept Plan boundary)
o the plan location in the parent ASP
o proposed land uses
o land development statistics
o proposed street names
o existing contours with a minimum contour interval of 1.5 metres
o the proposed road system identifying road standards, any road closures, and any temporary and
emergency access roads and turnarounds
o layout of proposed and existing utility systems (water, sanitary and storm), including high-pressure
gas lines, pipelines, and overhead powerlines and associated setbacks
Note: Detailed design of shallow utility alignments shall be determined at the subdivision stage
o proposed reserve land such as municipal reserve (MR) and environmental reserve (ER) etc.
o existing vegetation, water bodies and any unique species or topographical features
o offsite infrastructure required to service and access the Concept Plan area, and
o any public facilities identified in the ASP
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Town of Three Hills
Blue Gem ASP
REPORTS SUPPORTING THE CONCEPT PLAN:
6 copies of the Concept Plan report and a digital (PDF) copy which includes:
o design rationale
o explanation of any unique design features
o site concepts
o justification for proposed land uses
o reserve analysis that determines the amount of reserve owing
o any buffering and nuisance mitigation measures
o phasing plan (map) that identifies the sequence of development
o information on existing edge conditions that may have an influence on the plan
o location of sour gas wells and facilities within 1.5 kilometres of the plan area
o public engagement process
The following studies may be required to be prepared in support of a Concept Plan:
o Historical Resource Overview (HRO), and if required, a Historical Resource Impact Assessment (HRIA)
o Biophysical Impact Assessment (BIA)
o Geotechnical Report (including Slope Stability Analysis if any slopes are greater than 15%)
o Stormwater Management Plan
o Water/Wastewater Servicing Strategies
o Traffic Impact Assessment (TIA)
o Phase 1 Environmental Site Assessment (ESA)
o Market Study Analysis
o Groundwater impact analysis and soils study
ADMINISTRATIVE REQUIREMENTS
A copy of the Certificate(s) of Title
Copies of any restrictive covenants, utility rights-of-way, easements or caveats registered on the Title(s)
All required application fees
A letter of authorization from the landowner if the applicant is not the landowner
Abandoned well declaration form (if applicable)