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Town of Three Hills
Municipal
Development
Plan
December 12, 2022
Bylaw: 1486-2022
Table of Contents
1
Table of Contents
1
INTRODUCTION ............................................................................................................. 2
2
COMMUNITY PROFILE ................................................................................................... 6
3
VISION ......................................................................................................................... 14
4
FUTURE LAND USE CONCEPT ....................................................................................... 16
5
RESIDENTIAL ................................................................................................................. 20
6
DOWNTOWN ............................................................................................................... 26
7
COMMERCIAL ............................................................................................................. 28
8
INDUSTRIAL .................................................................................................................. 32
9
COMMUNITY, EDUCATION, AND RECREATION .......................................................... 34
10
ENVIRONMENT ............................................................................................................ 38
11
TRANSPORTATION ....................................................................................................... 40
12
SERVICING .................................................................................................................. 44
13
INTER-MUNICIPAL PLANNING ..................................................................................... 48
14
REVIEW AND IMPLEMENTATION .................................................................................. 50
15
GLOSSARY OF TERMS .................................................................................................. 52
LIST OF MAPS
Map 1: Location....................................................................................................................... 7
Map 2: Future Land Use Concept .........................................................................................18
Map 3: Existing Transportation Network ................................................................................41
Map 4: Existing Water Services ..............................................................................................46
Map 5: Existing Sanitary Sewer System ..................................................................................47
LIST OF TABLES
Table 1: Recorded and Projected Population, Three Hills, 2001-2036 ................................. 9
Table 2: Existing Land Inventory, Town of Three Hills, 2021 ...................................................10
Table 3: Approximate Housing Stock Inventory, Town of Three Hills, 2016 .........................11
Table 4: Residential Land Requirement Forecasting............................................................12
Table 5: Commercial Land Requirement Forecasting .........................................................13
Table 6: Industrial Land Requirement Forecasting ...............................................................13
LIST OF FIGURES
Figure 1: Population Pyramid, 2021 .......................................................................................10
Figure 2: New Home Permits Issued Annually, Town of Three Hills, 2010-2021 ....................12
2
Town of Three Hills Municipal Development Plan
1 INTRODUCTION
1.1
PURPOSE
The Town of Three Hills Municipal Development Plan (MDP) is intended to guide future
planning decisions to ensure appropriate growth and development occurs. The
Municipal Development Plan provides direction for Council, Administration, residents,
and developers regarding future land use and policies that will support the continued
social, economic, and environmental well-being of the community.
Furthermore, the Municipal Development Plan satisfies the requirements of Section 632 of
the Municipal Government Act (MGA) which identifies items that the Municipal
Development Plan must address including:
-
Future land use within the municipality
-
The manner of, and proposals for, future development in the municipality
-
Coordination of land use, future growth patterns, and other infrastructure with
adjacent municipalities if there is no inter-municipal development plan with
respect to those matters in those municipalities
-
The provision of the required transportation systems either generally or specifically
within the municipality and in relation to adjacent municipalities
The Municipal Development Plan may also address the following:
-
Proposals for the financing and programming of municipal infrastructure
-
The co-ordination of municipal programs relating to the physical, social and
economic development of the municipality
-
Environmental matters within the municipality
-
The financial resources of the municipality
-
The economic development of the municipality, and
-
Any other matter relating to the physical, social or economic development of the
municipality.
1.2
SCOPE
The Municipal Development Plan applies to all lands within the corporate boundaries of
the Town of Three Hills (the town). This plan will provide a comprehensive long-term vision
Town of Three Hills Municipal Development Plan
3
for the town that is defined by guiding principles and implemented through policy
direction. The 2022-2032 Municipal Development Plan is based on a 10 year growth and
development horizon.
1.3
DEVELOPMENT OF THE MUNICIPAL DEVELOPMENT PLAN
The Municipal Government Act requires that all municipalities must by bylaw adopt a
Municipal Development Plan at the current population of 3293 residents, the town has
decided it is an appropriate time to adopt an MDP for planning and coordinating future
growth.
1.4
PLANNING HIERARCHY
As the overarching long-range land use and growth plan for the town, all other land
development plans and policies must align with the Municipal Development Plan. More
specifically, the Municipal Development Plan is a statutory plan, prepared and adopted
as bylaw by the Town of Three Hills Council (Council), in accordance with Section 632 of
the Municipal Government Act, and compliant with other provincial legislation. This plan
is a framework that guides land use and development decisions and directs the
preparation of subsequent statutory and non-statutory land use plans, including but not
limited to:
-
Area Structure Plans (ASP)
-
Area Redevelopment Plans (ARP)
-
Conceptual Schemes and Outline Plans
-
The Land Use Bylaw (LUB)
-
Land use re-designation
-
Subdivision
-
Other plans that support the principles and implementation of the Municipal
Development Plan. Land use direction in the Municipal Development Plan will be
4
Town of Three Hills Municipal Development Plan
carried out through the application of regulations in the Town of Three Hills Land
Use Bylaw.
1.5
ORGANIZATION OF THE PLAN
The Municipal Development Plan is divided into several sections that together provide
the predominant policy framework for future growth and development in the town.
SECTIONS 1-2 - Overview: These sections contain the introduction, purpose, legal basis for
the Plan, and historical overview.
SECTIONS 3-13 - Vision, Objectives, and Policies: These sections contain the future vision
for the town as well as the objectives and policies adopted by Council to direct the
physical, social, and economic development of the town to the year 2036.
SECTION 14 - Implementation: This section describes the mechanisms and instruments
available to Council to review and implement the policies contained in the Municipal
Development Plan.
1.6
INTERPRETATION
All map symbols, locations, and boundaries contained within the Municipal
Development Plan shall be interpreted as approximate unless otherwise specified within
the Plan, or coincide with clearly recognizable physical features or fixed (i.e. legal)
boundaries.
Policies are written using "shall", "should" or "may" statements, and can be interpreted
as follows:
-
A policy statement(s) containing "may" denotes discretionary adherence or
choice.
-
A policy statement(s) containing "should" is an advisory statement and indicates
the preferred principle, policy and/or implementation strategy. If the "should"
statement is not followed because it is impractical, premature, unnecessary, or
impossible; the intent of the policy may be met through other agreed-upon
means.
-
A policy statement(s) containing "shall" or "will" denotes mandatory compliance
or adherence to direction. Where a policy proves impractical, premature,
unnecessary, or impossible, an amendment to the plan may be required.
1.7
AMENDING THE MUNICIPAL DEVELOPMENT PLAN
The Municipal Development Plan is intended to serve as the overarching growth
framework to guide future land use decisions; however, it should be reviewed every 5-7
years and amended as required. The town's Administration with guidance from Council,
Town of Three Hills Municipal Development Plan
5
will have the ability to make future amendments that align with the intent of the
Municipal Development Plan to respond to changing conditions, trends, and future
detailed studies. Amendments will also be required for any development that does not
meet the policy intent or direction in the future development concept. All Municipal
Development Plan amendments will require Council's approval.
Community Profile
6
Town of Three Hills Municipal Development Plan
2 COMMUNITY PROFILE
2.1
HISTORY
As described in A Town on the Move: The History of the Town of Three Hills, the town's
history dates to 1898 when it was located on the flat at the present day golf course.
Originally, the flat was used for ranching, with a coal mine eventually opening along the
creek. This development soon expanded to include a variety of small services and stores,
a livery, drugstore, creamery, hotel, and a post office named Three Hills.
In 1906, railway surveys began nearby, and in 1910 the future townsite was surveyed by
the Grand Trunk Pacific Railway to form a townsite on the west side of the tracks. A group
of entrepreneurs later decided that the east side of the tracks would be a more suitable
location for a town and once trains started arriving in 1912, many businesses moved from
the area near the flat to the new townsite. Following this move, development
proceeded at a much faster rate; by 1919 the population had reached 600. In 1922 a
local bible study group developed a structured curriculum, which formalized and
became known as the Prairie Bible Institute. The Town of Three Hills was officially
incorporated as a town in 1929. The Prairie Bible Institute, located just north of the town
grew from 8 students at its opening to 900 students by 1948 and held the title of
Canada's largest bible college until 1984. It was around this time when Prairie Bible
Institute (now known as Prairie College), along with the hamlets of Grantville and
Ruarkville, was annexed by the town. Although recent student numbers are lower, Prairie
College has encouraged significant growth over the town's history.
2.2
LOCATION AND SURROUNDING AREA
The Town of Three Hills is located in south-central Alberta, within Kneehill County, and is
within an hour drive from Red Deer, Strathmore, Olds, and Drumheller (see Map 1:
Location) This location provides residents with convenient commuting to various larger
urban centres for business, education, and pleasure while still maintaining its small town
character.
The town is bound by Highway 21 to the east, which runs north south, and is bisected by
Highway 583 running east west. In addition, a CN rail line runs through the town.
Town of Three Hills Municipal Development Plan
7
Map 1: Location
8
Town of Three Hills Municipal Development Plan
2.3
DEVELOPMENT INFLUENCES
The area surrounding the Town of Three Hills is known for its high quality agricultural soils.
Major industries in the town include agricultural services, oil field exploration and
production, as well as retail and hospitality industries.
The town is attractive to all individuals who are looking for a small town experience in
close proximity to the larger centres in south-central Alberta.
As described in Section 2.7 Residential Trends and Forecasting, Section 2.8 Commercial
Trends and Forecasting, and 2.9 Industrial Trends and Forecasting; the town has an
adequate land inventory to accommodate expected growth within its existing Urban
Reserve areas. Existing land inventories are available to meet the needs of the town's
growing population Town Council and Administration will work with existing landowners
to ensure that the constraints for future growth are limited.
Town of Three Hills Municipal Development Plan
9
2.4
POPULATION
A review of the town's population trends allows for an understanding of the future
planning and development strategies required. Population data for the town has been
gathered from the Alberta Municipal Affairs Population Lists, with the most recent count
in 2021.
As shown on Table 1: Recorded and Projected Population, Three Hills, 2001-2036, the
town experienced periods of growth and population decline. In 2001, the town's
population was reported as 2,692 residents. Based on the past 20 years of the Alberta
Municipal Affairs Census population data (2001-2021), the town's population has
increased at an average annual growth rate of 0.42%.
The current Municipal Development Plan is intended to accommodate growth 10 years
into the future; as such, the town's future population has been projected 10 years
forward from 2021 at the average annual growth rate of 0.10%. The projected
percentage is based on the data from Alberta Municipal Affairs and represents the
changes in population from 2011-2021. This data is represented in Table 1: Recorded and
Projected Population, Three Hills, 2001-2036 below.
Table 1: Recorded and Projected Population, Three Hills, 2001-2036
Year
Recorded
Population
Projected
Population
2001
2962
--
2006
3138
--
2011
3293
--
2016
3275
--
2021
3293
--
2026
--
3326
2031
--
3359
2036
--
3393
** Projected Population is based on the 10 Year Average Growth Rate of 0.10%
2.5
AGE
The Town of Three Hills has a median population age of 35.6 (2021 Alberta Municipal
Affairs). This is slightly lower than Alberta's median age of 38.9 in the same year. As
illustrated using a population pyramid diagram (Figure 1: Population Pyramid, 2021) the
demographics seen in the town are comparable to the overall trends experienced in
Alberta including low birth and death rates; however, the town has a significantly higher
proportion of seniors living within the community than seen elsewhere in Alberta.
10
Town of Three Hills Municipal Development Plan
Figure 1: Population Pyramid, 2021
2.6
EXISTING LAND INVENTORY
The table below (Table 2: Existing Land Inventory, Town of Three Hills, 2021) identifies the
town's existing land inventory, categorized by land use type; as shown, approximately
48.1% of the town's total land inventory is currently developed. The Land Use Inventory is
obtained from the 2020 Town of Three Hills Land Use Bylaw.
Table 2: Existing Land Inventory, Town of Three Hills, 2021
Approximate Area (ha)
Land Use Designation
Total
Developed
Undeveloped
%
Developed
Residential
160
143
17
89.4%
Commercial
54
47
7
88.9%
Industrial
76
65
11
85.5%
College
22
22
0
100.0%
Public Community Service
33
33
0
100.0%
Urban Reserve
316
0
316
0.0%
Direct Control
0
0
0
0.0%
Town of Three Hills Municipal Development Plan
11
2.7
RESIDENTIAL TRENDS AND FORECASTING
2.7.1
Existing Housing Mix
According to the 2016 data from Alberta Municipal Affairs, the town had approximately
1,235 dwellings in 2016. As shown in Table 3: Approximate Housing Stock Inventory, Town
of Three Hills, 2016, approximately 76.2% of the housing stock was identified as low
density housing, 15.7% was identified as medium density housing, and 8.1% was identified
as higher density housing.
Table 3: Approximate Housing Stock Inventory, Town of Three Hills, 2016
Housing Type
Approximate Units
% of Total Housing Stock
Low Density
940
76.2%
Single detached housing*
940
76.2%
Medium Density
195
15.7%
Semi-detached or duplex
135
10.9%
Row house
60
4.8%
Higher Density
100
8.1%
Low or high rise apartment
100
8.1%
Total Housing Stock
1,235
100.0%
*Includes single detached, manufactured homes, and other movable dwelling forms
2.7.2
Historic Development Statistics
The town's growth can be assessed based in part on the number of residential building
permits issued. The following table summarizes the number of building permits issued
within the town between 2010 and 2021. As illustrated in Figure 2: Building Permits Issued
Annually, Town of Three Hills, 2010-2021, there has been a low to moderate amount of
development in the past fifteen years, with a higher number of building permits issued in
2006/2007 and 2010/2011; from 2000 to 2015, the town experienced an average of 12
new home permits per year.
12
Town of Three Hills Municipal Development Plan
Figure 2: Building Permits Issued Annually, Town of Three Hills, 2010-2021
2.7.3
Residential Forecasting
The Town of Three Hills currently has approximately 160ha of land designated for
residential development; of this, approximately 143 ha have been developed and 17 ha
remain undeveloped. Based on the existing population of 3,239 persons, the density of
the town is calculated at 23 persons/residential hectare.
As shown in Table 4: Residential Land Requirement Forecasting, the future land
requirements to maintain this density at the projected 2036 population is approximately
154 ha of residential land.
Table 4: Residential Land Requirement Forecasting
2021 Existing
2036 Forecasted
Population
3,239
3,393
Developed Area (ha)
Person/ha
Developed Area (ha)
Person/ha
Residential Land
143
23
148
23
Based on this projection, the existing designated residential land inventory of 160 ha is
sufficient to service the forecasted population of the town for the next fourteen years.
0
10
20
30
40
50
60
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
Town of Three Hills Municipal Development Plan
13
2.8
COMMERCIAL TRENDS AND FORECASTING
The Town of Three Hills currently has approximately 54 ha of land designated for
commercial development; of this, approximately 47 ha have been developed and 7 ha
remain undeveloped. Based on the existing population of 3,239 persons, the density of
the town is calculated at 69 persons/commercial hectare.
As shown in Table 5: Commercial Land Requirement Forecasting, the future land
requirements to maintain this density at the projected 2036 population is approximately
54 ha of commercial land.
Table 5: Commercial Land Requirement Forecasting
2021 Existing
2036 Forecasted
Population
3,239
3,393
Developed Area (ha)
Person/ha
Developed Area (ha)
Person/ha
Commercial Land
47
69
49
69
Based on this projection, the existing designated commercial land inventory of 54 ha is
sufficient to service the forecasted population of the town for the next fourteen years.
2.9
INDUSTRIAL TRENDS AND FORECASTING
The Town of Three Hills currently has approximately 76 ha of land designated for industrial
development (excluding Industrial Railway); of this, approximately 65 ha have been
developed and 11 ha remain undeveloped. Based on the existing population of 3,239
persons, the density of the town is calculated at 50 persons/industrial hectare.
As shown in Table 6: Industrial Land Requirement Forecasting, the future land
requirements to maintain this density at the projected 2036 population is approximately
67 ha of industrial land.
Table 6: Industrial Land Requirement Forecasting
2021 Existing
2036 Forecasted
Population
3,239
3,393
Developed Area (ha)
Person/ha
Developed Area (ha)
Person/ha
Industrial Land
64
50
67
50
Based on this projection, the existing designated industrial land inventory of 76 ha is
sufficient to service the forecasted population of the town for the next fourteen years.
Vision
14
Town of Three Hills Municipal Development Plan
3 VISION & MISSION
The purpose of creating a Vision and Mission is to provide a central forward looking ideal
and statement that can be used to formulate the principles, goals, objectives, and
policies of the Municipal Development Plan.
3.1
VISION, MISSION AND GUIDING PRINCIPLES
The following overall vision and mission describes the desired future for the Town of Three
Hills:
Vision: To provide a healthy environment for our residents, businesses and
organizations.
Mission: Foster a vibrant, strong, and collaborative community.
Several guiding principles, which reflect the town's overall vision, have been used
as a reference for all goals and policies in the Municipal Development Plan.
Below are the values and declarations of Council's core beliefs.
ACCOUNTABILITY: Represent the people of Three Hills by providing strong
municipal leadership that is open, honest and evidence based. We take
responsibility for our actions.
ADAPTABILITY: Embrace innovation and versatility, while addressing the changing
needs of our community and region. We are committed to planning our future as
a Town.
COLLABORATIVE: Committed to working together to create shared values that
assist in developing a healthy, strong community with local and regional
partnerships. We are stronger as a region.
EXCELLENCE: Town building involves commitment to ongoing excellence,
development, and innovation. The Town owns the requirements to provide
exceptional levels of service to our community.
FISCAL RESPONSIBILITY: Spending decisions are made with the utmost respect for
the taxpayers' dollars and the fiscal sustainability of Three Hills. We will continue to
ensure that citizens receive excellent value for taxes paid and will strive to create
a financial environment which helps businesses invest, innovate, grow, and
prosper.
INCLUSIVE: Know, support, and trust one another. We respect and support diversity
and inclusivity in our community and invite everyone in the community to
participate in the development of our plans, policies, and programs.
Town of Three Hills Municipal Development Plan
15
INNOVATIVE: Take a comprehensive approach in our strategies, planning, and
service delivery and promote new ideas, processes, and policies to improve our
quality of life.
INTEGRITY: Act in an honest and trustworthy manner, demonstrating respect for
one another and the conviction to do what is ethical.
RESPECT: Hold citizens and all those serving the community in high regard.
Future Land Use Concept
16
Town of Three Hills Municipal Development Plan
4 FUTURE LAND USE CONCEPT
4.1
OVERVIEW
The Town of Three Hills Municipal Development Plan maintains the historical development
pattern and character of the town, while providing additional lands and direction to
accommodate future growth that supports the overall vision. The downtown, residential,
commercial, industrial, community service, public use and institutional lands will be
enhanced while providing comprehensive services and transportation infrastructure.
Consideration will be given to balancing coordinated growth with respect for the
environment.
4.2
LAND USE COMPONENTS
The future growth and development framework for the Town of Three Hills is established
through the Future Land Use Concept (Map 2: Future Land Use Concept) and
complementary policy direction.
Future Land Use Concept
The Municipal Development Plan divides the town into the following seven land use
designations. Each of the designations is based on general existing land uses, future
development intent, and desired urban form.
-
Residential
The Residential designation applies to all established residential neighbourhoods.
Residential policies are intended to maintain and enhance the character of existing
residential areas and to promote infill development that is located in strategic
locations. Area Structure Plans (ASP), Concept Plan or Area Redevelopment Plans will
be required prior to development of vacant residential lands that are over 0.4 ha (1
ac) in size to provide a more detailed level of planning.
-
Future Residential
The Future Residential designation includes lands that are intended to be developed
as extensions of existing neighbourhoods. It is understood that future residential
neighbourhoods may include complementary uses such as schools, recreational
facilities, parks, open space, trails, utilities, and neighbourhood level retail
opportunities. Area Structure Plans (ASP) will be required prior to development of
future residential areas to provide a more detailed level of planning.
-
Downtown
Town of Three Hills Municipal Development Plan
17
The downtown remains the civic and commercial heart of the community. This
designation includes policies to promote the downtown as a mixed-use central
business, service, and residential core of the town.
-
Commercial
Both highway commercial and service commercial uses will be maintained in areas
under this designation. Existing commercial uses are primarily located along 2 Street
NE / Highway 583, with some additional commercial located adjacent to Highway 21
and the railway line.
-
Future Commercial
The Future Commercial designation includes lands located on the east side of the
town adjacent to Highway 21, extending south from 2 Street NE. The location
adjacent to Highway 21 provides high traffic exposure for future commercial uses.
-
Industrial
The Industrial designation applies to those lands located on the west side of the town
adjacent to or west of the railway line that are used for industrial uses.
-
Future Industrial
The Future Industrial designation applies to lands located on the west side of the town
adjacent to existing industrial uses. This area is intended to accommodate a range of
industrial uses while maintaining separation from non-industrial land uses to minimize
land use conflicts and mitigate potential negative visual, noise, or hazardous material
related impacts on surrounding users.
-
Public Community Services
The Community Services designation includes schools, places of worship, health
services, parks, trails, government buildings, and other institutional uses. Through the
Area Structure Plan (ASP) process, future school sites, parks, and other community
services will be identified in development areas.
-
College
The College designation is a specific term used to describe lands owned and
operated by Prairie College. This use is recognized as an important and unique area
in the town.
18
Town of Three Hills Municipal Development Plan
Map 2: Future Land Use Concept
Town of Three Hills Municipal Development Plan
19
4.3
LAND USE AND DEVELOPMENT POLICIES
The following policies are applicable to all lands within the Town of Three Hills:
4.3.1
Future development shall be in general accordance with Map 2: Future Land Use
Concept.
4.3.2
Development within the town will be based on approved land use, infrastructure, and
service plans.
4.3.3
An Area Structure Plan, Concept Plan or Area Redevelopment Plan, shall be required
prior to, or concurrent with, the redistricting of any parcel designated as Urban Reserve
District. An Area Structure Plan, Concept Plan or Area Redevelopment Plan may also be
required in a Residential District with vacant lands over 0.4 ha (1 ac), multi-lot plans shall
be preferred.
4.3.4
The town may require an Area Redevelopment Plan prior to changes to established
areas, at the discretion of the Development Authority.
4.3.5
Staging of development shall prioritize infill in serviced areas, followed by areas where
the extension of existing services and infrastructure is logical, contiguous, efficient, and
economical.
4.3.6
Proposed development shall be sensitive to the scale and design of the surrounding
built environment, to ensure appropriate integration of new uses in existing areas.
4.3.7
Subdivision and development shall be subject to Provincial setback regulations and
guidelines in relation to sour gas, oil and gas facilities (including pipelines), wastewater
facilities, landfills and water wells. All risk from proposed land use and development
associated with Provincial setbacks and regulations shall be minimized.
4.3.8
The town shall comply with the Municipal Government Act public consultation and
notification requirements and should encourage additional efforts beyond these
requirements where appropriate. This includes engagement of the public, developers,
adjacent land owners, and other stakeholders in inclusive planning processes to ensure
that the review of initiatives and proposals are understood and opportunities for review
and comment have been provided.
Residential
20
Town of Three Hills Municipal Development Plan
5 RESIDENTIAL
5.1
OVERVIEW
The community of Three Hills currently offers a variety of housing options in
neighbourhoods that radiate from the downtown core on the east side of the CN rail
line. The town will continue to respect the integrity of established neighbourhoods while
supporting complementary and compatible infill and redevelopment within these
neighbourhoods. New comprehensively planned residential areas are expected to be
located to the south and east of existing neighbourhoods in the Future Residential areas.
These areas will be developed as vibrant, inclusive, and complete communities that
provide an increased diversity of high quality housing, improved affordability, and access
to services and amenities.
Town of Three Hills Municipal Development Plan
21
5.2
OBJECTIVES
5.2.1
Encourage diverse forms of housing within neighbourhoods to cater to a variety of
demographic and socioeconomic groups.
5.2.2
Maintain the integrity of established neighbourhoods by guiding infill development that
is compatible with existing development.
5.2.3
Promote development that fills gaps in the urban fabric.
5.2.4
Encourage and facilitate the development of affordable housing options.
5.2.5
Encourage and support the private sector in the development of new residential
neighbourhoods.
5.2.6
Ensure an adequate supply of land for future residential development.
5.2.7
Require comprehensive planning of new residential neighbourhoods.
5.2.8
Promote the development of new
neighbourhoods as complete communities
which provide a variety of residential,
institutional, open space, and
neighbourhood commercial land uses.
5.2.9
Stage development in a manner that is
contiguous with existing built areas and that
extends municipal services logically and
efficiently.
Downtown
22
Town of Three Hills Municipal Development Plan
5.3
GENERAL RESIDENTIAL POLICIES
5.3.1
A variety of housing styles, colours or designs should be provided along each block face
to encourage visual diversity.
5.3.2
Residential development adjacent to railways, arterial roadways, and highways shall
implement risk, noise, and vibration attenuation measures to the satisfaction of the
Development Authority. Noise, vibration, and/or risk assessments may be required in
support of applications.
5.3.3
The town will encourage the development of a variety of housing options, including
affordable and seniors housing.
5.3.4
The town shall consider proposals for innovative or alternative forms of housing to
increase housing choice and to encourage the development of affordable housing
options.
5.3.5
Home occupations may be considered in all housing types and shall be implemented
through provisions in the Land Use Bylaw.
5.3.6
When considering redistricting applications, the following location criteria may be used
as a guide:
a. Semi-detached/duplexes may be located on:
i.
Lots fronting an arterial or collector road
ii.
Lots facing institutional, school, or park sites
iii.
Corner lots
iv.
Lots between other semi-detached/duplexes
b. Row housing may be located on:
i.
Lots fronting an arterial or collector road
ii.
Lots facing institutional, school, or park sites
c. Apartment housing may be located:
i.
Along an arterial or collector road
ii.
Adjacent to commercial, institutional, school, or park sites
iii.
On a site separated from smaller scale residential by other land uses such as
medium/high density residential
Town of Three Hills Municipal Development Plan
23
5.3.7
Parking areas for higher density residential developments should be located to the rear
of the building or screened from adjacent public roadways.
5.4
ESTABLISHED RESIDENTIAL AREA POLICIES
5.4.1
Established residential areas are designated as Residential in Map 2: Future Land Use
Concept.
5.4.2
The town shall support the development of vacant lots and the redevelopment of
underutilized lots in established residential areas.
5.4.3
Redistricting or subdivision proposals in this area will be considered and should have
consideration for:
a. Compatibility of height and massing with adjacent land uses
b. Connectivity and impact on municipal services
c. Provision of required parking
d. Existing street layout and site planning
5.4.4
Small-scale neighbourhood commercial proposals in established neighbourhoods shall
be considered at the discretion of the Development Authority.
24
Town of Three Hills Municipal Development Plan
5.4.5
Large site redevelopment projects (over 1 hectare) should be encouraged to provide
publicly accessible amenity areas.
5.5
FUTURE RESIDENTIAL AREA POLICIES
5.5.1
New residential neighbourhoods are to be established in areas designated as Future
Residential in Map 2: Future Land Use Concept.
5.5.2
Per policies 4.3.3 and 14.3.4, new residential development identified as Future
Residential in Map 2: Future Land Use Concept requires the preparation and adoption of
an Area Structure Plan, concept plan or Area Redevelopment Plan.
5.5.3
Existing agricultural operations within the Future Residential areas shall be permitted to
continue until land is required for development at the time of redistricting.
5.5.4
No land use or development that may inhibit future urban residential style development
should be permitted in the Future Residential policy area. This may include agriculture-
related operations such confined feeding operations or any other uses deemed to be
incompatible by the Development Authority.
5.5.5
New residential development should be planned to extend existing municipal
infrastructure in an efficient and cost effective manner.
5.5.6
The town shall continue to encourage land development by the private sector.
5.5.7
New residential neighbourhood development shall include a mixture of residential and
non-residential land uses such as school and park space, trails, retained natural features,
or other uses that act as community focal points and improve access to services for
residents.
5.5.8
The street network extended into new residential development areas should be
designed with a similar layout to the (modified) grid network existing in established
areas. These roadways should include elements such as boulevard tree planting, where
feasible.
5.5.9
New Area Structure Plans which include residential development shall include a variety
of housing forms for a range of household types, income levels, ages, and needs.
5.5.10
New manufactured home parks and subdivisions may be considered in the future and
shall meet landscaping and architectural standards as prescribed in the Land Use
Bylaw.
5.5.11
New residential development adjacent to existing industrial or commercial areas may
be required to provide additional buffering, screening, berms, landscaping or other
transitionary elements to the satisfaction of the Development Authority.
5.5.12
The town shall require:
Town of Three Hills Municipal Development Plan
25
a) Sidewalks on at least one side of all residential roads, except on cul-de-sacs, arterial
roadways, or where other mitigating factors exist, as demonstrated to the satisfaction of
the Development Authority, during the subdivision stage.
b) All new residential roadways be paved, and include curbs and gutters
c) All utility servicing for new residential neighbourhoods be installed underground. This
includes high speed internet with a preference of fibre lines.
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Town of Three Hills Municipal Development Plan
6 DOWNTOWN
6.1
OVERVIEW
The Town of Three Hills' downtown is the civic and commercial heart of the community.
This area, located at the centre of town to the east of the CN rail line, contains the
historic concentration of commercial development and acts as a focal point for town
activities. The unique character of this significant central area will be preserved and
celebrated, and its pedestrian use will be supported. The town will continue to promote
and enhance the downtown and will encourage the expansion of diverse retail activities
to serve residents and visitors.
6.2
OBJECTIVES
6.2.1
Promote the development of downtown as a pedestrian-friendly, compact, and mixed-
use centre.
6.2.2
Encourage uses in the downtown which broaden the range of services available to
residents and extend activity past regular business hours (ex electric charging stations
and e-bike rentals).
6.2.3
Attract new businesses to locate in the downtown.
6.2.4
Encourage new construction that is aesthetically pleasing and uses high quality building
materials.
6.3
POLICIES
6.3.1
Map 2: Future Land Use Concept identifies the downtown area of the town.
6.3.2
The downtown shall be developed as a compact and vibrant centre for service,
institutional, commercial, office, and recreational land uses.
6.3.3
Infill and redevelopment will be encouraged to support the success of the downtown.
6.3.4
New developments and redevelopments shall be designed using pedestrian-oriented
site planning and building design.
6.3.5
Parking shall be located behind or beside buildings to preserve the continuity of the
existing street face.
6.3.6
Residential uses shall be permitted above or behind ground floor pedestrian-oriented
commercial uses, as well as multi-unit apartments off Main Street. Commercial and
mixed use development should include:
Town of Three Hills Municipal Development Plan
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a. Separate at-grade entrances for commercial and residential premises when
located in the same building
b. Visually transparent façades along the ground floor
c. Reduced front setbacks, with the exception of providing for patios and seating
d. Building façades with design elements, materials, and variations that add interest
and reduce perceived mass and linearity
6.3.7
The town may allow for major retail uses within the downtown that are developed in an
urban format, fronting public streets, and with parking that is screened or located
behind buildings.
6.3.8
The downtown shall incorporate parks, services, and facilities that are accessible,
complement commercial uses, and act as destinations.
6.3.9
Existing single detached residential buildings, which could be converted to commercial
uses, shall be permitted to remain, however, rebuilding or major reconstruction, as well
as the development of new single residential structures shall be prohibited.
6.3.10
Development within the downtown will be encouraged to provide high quality design
and aesthetics through:
a. Use of attractive and high quality buildings materials, finishes, and façades
b. Installation of enhanced landscaping
c. Incorporation of public art
Commercial
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Town of Three Hills Municipal Development Plan
7 COMMERCIAL
7.1
OVERVIEW
The community of Three Hills provides a range of commercial services to support its role
as a regional service centre, as well as meet the needs of the resident population. The
town's commercial development largely began in the downtown core, where many
uses continue to serve residents and contribute to the success of the downtown;
however, commercial uses over time have spread to the arterial roadway and highway
areas.
The Municipal Development Plan supports a mix of commercial forms from traditional
retail and services within the downtown and compatible neighbourhood commercial
within residential areas to larger format commercial uses suitable for location along
major roadways (2 Street NE. and Highway 21). The town's commercial strategy will
support residents, visitors, regional demands, and overall economic development for the
area.
7.2
OBJECTIVES
7.2.1
Protect an adequate supply of land for future commercial development, and
discourage incompatible uses on lands intended for commercial expansion.
7.2.2
Encourage a full range of commercial services to support town residents and the
regional market.
7.2.3
Ensure an adequate supply of land for future commercial development.
7.2.4
Promote high quality, aesthetically pleasing commercial development.
7.2.5
Support compatible neighbourhood commercial development.
Town of Three Hills Municipal Development Plan
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7.2.6
Support the expansion of highway commercial development.
7.2.7
Encourage businesses to locate in town to foster sustainable economic development.
7.3
GENERAL COMMERCIAL POLICIES
7.3.1
Established commercial areas and future commercial areas are designated as
Commercial and Future Commercial respectively in Map 2: Future Land Use Concept.
7.3.2
As per policies 4.3.3 and 14.3.4, new commercial development in areas identified as
Future Commercial in Map 2: Future Land Use Concept requires the preparation and
adoption of an Area Structure Plan.
7.3.3
The town should encourage a diversity of regional-scale commercial development to
further provide for the regional market.
7.3.4
Redistricting or subdivision proposals in Commercial and Future Commercial areas will
be considered and should have consideration for:
a. Compatibility with adjacent land uses
b. Connectivity and impact on municipal services
c. Existing street layout and site planning
7.3.5
The Land Use Bylaw shall provide districts to accommodate a range of commercial
uses, locations, and lot sizes.
7.3.6
Large format commercial development proposals shall undertake traffic impact
assessments, and other relevant evaluations, as required by the town.
7.3.7
The town shall ensure, through Land Use Bylaw provisions, that commercial
development:
a. Provides adequate buffers to minimize nuisance and land use conflicts
b. Allows for safe and convenient vehicular and pedestrian circulation
c. Includes landscaping, building form, and architectural treatments that contribute to
an overall high quality visual appearance
7.3.8
The town shall support the revitalization and redevelopment of underutilized or vacant
commercial sites.
7.3.9
Parking and loading facilities shall be provided for commercial uses, in accordance with
the Land Use Bylaw provisions.
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Town of Three Hills Municipal Development Plan
7.4
NEIGHBOURHOOD COMMERCIAL POLICIES
7.4.1
The town should encourage neighbourhood commercial development in residential
areas along collector or arterial roadways, preferably on corner sites, to allow
convenient access and minimize land use conflicts.
7.4.2
Neighbourhood commercial development shall ensure compatibility with nearby
residential uses by utilizing:
a. Appropriate building scale and massing
b. Architectural design elements
c. Visual buffers including landscaping, fences, or berms
7.4.3
The town should encourage compatible home based businesses in residential areas,
where they do not create significant traffic disturbances or interfere with the use,
enjoyment, and value of residential properties or adjacent amenities.
7.5
HIGHWAY COMMERCIAL POLICIES
7.5.1
New commercial areas along Highway 21 are designated as Future Commercial in Map
2: Future Land Use Concept.
7.5.2
The town will support a range of commercial development suitable along highway
corridors in the Future Commercial area along Highway 21.
7.5.3
This area will accommodate commercial development types that are not suitable for
the downtown due to use type, lot size requirements, impact on surrounding
development, or other requirements / restrictions. Uses that are not suitable for the
downtown shall be encouraged to locate in appropriate Future Commercial areas.
Town of Three Hills Municipal Development Plan
31
7.5.4
Highway and service commercial development along 2 Street N. and Highway 21 shall
be in accordance with Provincial transportation policies for development adjacent
highways.
7.5.5
Commercial subdivisions adjacent to highways shall be required to provide service
roads.
7.5.6
New highway commercial development proposals shall be subject to:
a. An approved Area Structure Plan
b. Servicing capacity and provision of infrastructure
c. Traffic assessments for appropriate circulation and access
d. Approval from Alberta Transportation for access to the highway, and completion of
required infrastructure improvements
e. Detailed site plans
Community, Education, and Recreation
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Town of Three Hills Municipal Development Plan
8 INDUSTRIAL
8.1
OVERVIEW
Historic growth of the Town of Three Hills has been supported by the industrial
development west of the CN rail line. The town's industrial land location is beneficial as it
allows for convenient transportation access and adequate separation from other uses to
minimize potential land use conflicts. The Municipal Development Plan continues to
encourage and provide lands for a range of industrial development including light, and
general uses to provide employment opportunities and support the continued economic
success of the area.
8.2
OBJECTIVES
8.2.1
Ensure an adequate supply of land for future industrial development.
8.2.2
Minimize conflicts between industrial and non-industrial land uses.
8.2.3
Ensure that road access to industrial areas avoids conflicts with non-industrial users.
8.3
GENERAL INDUSTRIAL POLICIES
8.3.1
As shown in Map 2: Future Land Use
Concept, industrial activity in the town
shall generally be located to the west
of the CN rail line.
8.3.2
An Area Structure Plan shall be required
prior to or concurrent with the
redistricting of any parcel designated
as Urban Reserve District under the
Land Use Bylaw.
8.3.3
Area Structure Plans and subdivision
plans shall provide a range of lot
options to support anticipated future
industrial development.
8.3.4
The Land Use Bylaw shall provide
districts to accommodate a range of
industrial uses, locations, and lot sizes.
8.3.5
Industrial subdivisions adjacent to
highways shall be required to provide
service roads.
Town of Three Hills Municipal Development Plan
33
8.3.6
Industrial areas should be planned to provide direct access to truck routes, and
highways.
8.3.7
Industrial uses shall be compatible and integrated with the town context.
8.3.8
All industrial development shall comply with relevant Federal, Provincial and town
standards for noise, odour, emissions, and hazards.
8.3.9
Industrial development shall minimize negative effects on the adjacent areas through
the use of buffers, including landscaping, fences, berms, and/or compatible land uses,
to the satisfaction of the Development Authority.
8.3.10
Industrial development proposals shall be subject to the following, to the satisfaction of
the town:
a. An approved Area Structure Plan for lands identified as Future Industrial on Map 2:
Future Land Use Concept
b. Servicing capacity and provision of infrastructure at developer's expense
c. Approved access to transportation routes
d. Suitable nuisance, adverse effects, and risk mitigation measures in place, which may
include the preparation of risk assessments and/or the provision of separation and
buffers from non-industrial uses
Community, Education, and Recreation
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Town of Three Hills Municipal Development Plan
9 COMMUNITY, EDUCATION, AND
RECREATION
9.1
OVERVIEW
The community of Three Hills provides a range of programs, services, and amenities to
support a high quality of life for residents of all ages. This includes social services,
emergency, protective, and health services, parks, open space, and recreation
amenities, educational institutions, and cultural and heritage components. The town
aims to provide a full range of services to support the well-being of residents and visitors.
9.2
OBJECTIVES
9.2.1
Provide a variety of social infrastructure, programming, and services that support the
social, physical, and mental well-being of town residents.
9.2.2
Promote and celebrate the town's character, culture, and heritage resources.
9.2.3
Facilitate the provision of protective and emergency services to support a safe
community environment.
9.2.4
Work in partnership with educational institutions to support the anticipated needs of
students.
9.2.5
Maintain an inventory of parks, recreational amenities, open spaces, and trails to meet
the needs of residents and visitors.
9.2.6
Preserve and enhance natural areas where feasible.
Town of Three Hills Municipal Development Plan
35
9.3
COMMUNITY POLICIES
9.3.1
The town shall prioritize the safety of residents through coordination and support for
police, fire, rescue, emergency, and medical services.
9.3.2
The town may circulate all subdivision and Area Structure Plan applications to the
appropriate emergency service agencies for comment and review.
9.3.3
New development will be encouraged to implement Crime Prevention Through
Environmental Design (CPTED) principles.
9.3.4
The town shall support the provision of accessible healthcare services and healthy
lifestyles for the community.
9.3.5
The town's culture and heritage may be promoted through special areas and at
roadway entrances into the town, where feasible.
9.3.6
The town should encourage local arts programing and facilities.
9.3.7
The town should support opportunities or programs for youth and seniors to socialize and
function effectively in the community.
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Town of Three Hills Municipal Development Plan
9.4
EDUCATION POLICIES
9.4.1
The town should provide land uses to support and complement the needs of
educational institutions and their populations.
9.4.2
Consultation and collaboration with local school boards may be undertaken through
the Area Structure Plan preparation and review process to ensure appropriate location
and integration of school sites within neighbourhoods.
9.4.3
The town should encourage opportunities for joint-use of school sites between the town,
school authorities, and community groups.
9.5
PARKS, OPEN SPACE, AND RECREATION POLICIES
9.5.1
Existing parks, open space, and recreational amenity areas are shown in Map 2: Future
Land Use Concept.
9.5.2
The Town of Three Hills shall require, upon subdivision, that the landowner provide
Municipal Reserve (MR) and/or School Reserve as land, cash in lieu of land, up to the
statutory maximums in accordance with the Municipal Government Act. Land that can
be dedicated as Environmental Reserve (ER), as defined by the Municipal Government
Act, shall not be dedicated as MR, School Reserve, or any combination thereof.
Town of Three Hills Municipal Development Plan
37
9.5.3
The location and size of new school and/or
park sites shall be determined through the
Area Structure Plan process.
9.5.4
Proposals for development will be
encouraged to incorporate trails and trail
connectivity that will assist with the expansion
of the town's trail network.
9.5.5
The town may consider purchasing or using
MR dedication to acquire natural areas that
do not fall within the Municipal Government
Act definition of Environmental Reserve.
9.5.6
The town should consider locating Municipal
Reserve adjacent to retained natural areas
and stormwater management facilities to
facilitate enhanced protection or access to
those areas.
9.5.7
A mix of large and small parks and open
spaces should be distributed throughout the
town to allow convenient access by as many
residents as possible.
9.5.8
Small neighbourhood parks should permit
flexibility in use.
9.5.9
The design of parks and open spaces should
consider all season use.
9.5.10
Neighbourhood design should consider
sidewalk and trail connections between parks,
open spaces, recreation areas, schools, and
other amenities.
Environment
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Town of Three Hills Municipal Development Plan
10 ENVIRONMENT
10.1 OVERVIEW
The Town of Three Hills places a high value on the environment and natural resources. As
a commitment to protecting these features, the town will support ecological integrity,
maintain the area's aesthetic beauty, and support recreation, health, and a high quality
of life for residents and visitors. The town will undertake appropriate measures to limit
negative impacts on the natural environment related to development activities for a
sustainable future.
10.2 OBJECTIVES
10.2.1
Protect and enhance the ecological network through the preservation of natural areas
and the addition of new open spaces.
10.2.2
Promote development that limits negative effects on the natural environment.
10.3 ENVIRONMENT POLICIES
10.3.1
As required by the town, Area Structure Plans and subdivision applications may include
the identification of natural areas, hazards, or historical/archaeological sites. Any
detailed analysis required to determine these features shall be undertaken by qualified
professionals at the developer's expense.
10.3.2
Area Structure Plans and other development plans shall integrate natural features into
the design of neighbourhoods to form a connected system of open space and linkages
that support wildlife and recreation activities.
10.3.3
The protection and conservation of natural features shall be achieved through a
combination of Environmental Reserve and Municipal Reserve dedication, conservation
easements, land donations, exchanges, and/or purchases.
10.3.4
Lands that meet the criteria for Environmental Reserve under the Municipal Government
Act shall be dedicated to the Town of Three Hills at the time of subdivision.
10.3.5
Landscaping of parks and open spaces should consider the planting of native species
to improve wildlife habitat, increase drought resistance, and reduce maintenance
requirements.
Town of Three Hills Municipal Development Plan
39
10.3.6
Ecological connectivity should be considered when planning parks, stormwater
management facilities, open spaces, and connective paths.
10.3.7
Developers shall prepare an environmental site assessment, at the discretion of the
town, to determine that the site is suitable for the full range of uses contemplated in the
application.
Transportation
40
Town of Three Hills Municipal Development Plan
11 TRANSPORTATION
11.1 OVERVIEW
The Town of Three Hill's transportation network is a key component of the town's urban
environment. It supports development, economic activities, and provides access and
connectivity for residents and visitors. The town is connected to surrounding centres via
Highway 21 and Highway 583 (2 Street NE.). These highways allow for convenient access
into town and exposure to industrial and commercial areas.
As shown in Map 3: Existing Transportation Network, the town includes an arterial
roadway running east-west, several collector roadways, and local roads throughout the
neighbourhoods. The older, more established neighbourhoods exhibit a grid pattern of
streets with treed boulevards, while recent developments utilize curvilinear roadways and
cul-de-sacs.
The transportation network also includes a CN rail line, which runs north-south through the
west side of town.
The Three Hills airport is located approximately 1.6 km east of the town. The airport serves
the town and surrounding area and is utilized as a training base by the Prairie School of
Mission Aviation, an affiliate of Prairie College.
11.2 OBJECTIVES
11.2.1
Provide a safe and efficient transportation system to support existing and future
development.
11.2.2
Promote active modes of transportation (walking, cycling, etc.) to enhance residents'
health and provide an alternative to private automobiles.
11.2.3
Utilize environmentally sensitive and cost effective methods for upgrades and expansion
of transportation infrastructure.
11.2.4
Ensure coordination with the Province and Kneehill County on the development and
integration of transportation infrastructure.
Town of Three Hills Municipal Development Plan
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Map 3: Existing Transportation Network
42
Town of Three Hills Municipal Development Plan
11.3 TRANSPORTATION POLICIES
11.3.1
The town shall ensure that transportation infrastructure is constructed in accordance
with approved town transportation plans, studies, and standards.
11.3.2
As per Policy 5.5.8, the town should ensure that new development extends the street
network with a similar layout to the (modified) grid network existing in established areas.
These roadways should include elements such as boulevard tree planting, where
feasible.
11.3.3
The town shall coordinate land use and transportation to increase the effectiveness,
efficiency, and safety of the network for all modes of travel, and mitigate undesirable
impacts.
11.3.4
The town should consider future transit needs and services, including transportation for
seniors and those with limited mobility.
11.3.5
The town shall require sidewalks on at least one side of all residential roads, except on
cul-de-sacs, arterial roadways, or where other mitigating factors exist; as demonstrated
to the satisfaction of the Development Authority, during the subdivision stage.
11.3.6
Pedestrian and traffic controls shall be located where required by the authority having
jurisdiction. These controls may include roadway markings, pedestrian crossings,
roadway signs, or traffic signals.
11.3.7
Review of Area Structure Plans and subdivision applications shall ensure that sufficient
roadway connections are accommodated to existing and future development areas.
11.3.8
The town shall maintain a roadway hierarchy system consisting of arterial, collector, and
local roadways to meet anticipated traffic demands and facilitate pedestrian
movement.
11.3.9
Developers shall prepare traffic impact assessments, at the discretion of the town, for
development that may generate significant traffic volumes or negatively impact the
safe and efficient movements through the transportation network.
11.3.10 The town should encourage alternative transportation, including the provision of a safe
and connected multimodal transportation network, where feasible.
11.3.11 The town shall work with Alberta Transportation and Kneehill County to ensure safe and
effective roadway connections with the town.
11.3.12 The town shall ensure adequate on-site parking associated with new development.
Town of Three Hills Municipal Development Plan
43
11.3.13 The town shall require developers to construct and pay for all or a portion of the
transportation infrastructure associated with new development. Off-site levies and cost
sharing agreements should be established to ensure proportionate contributions from
benefiting lands.
11.3.14 Truck routes shall be established and clearly identified through the town to minimize
potential adverse effects on residents and to protect infrastructure.
Servicing
44
Town of Three Hills Municipal Development Plan
12 SERVICING
12.1 OVERVIEW
The Town of Three Hills' servicing infrastructure includes sanitary, water, and stormwater
systems, as well as shallow utilities. The town's water supply comes from the Red Deer
River, approximately 20 kilometres from the town boundary. Water infrastructure (Map 4:
Existing Water Services) includes a treatment plant with residual capacity that allows the
town to act as a regional water vendor, selling excess water to users outside the town
boundary.
The town's sanitary servicing infrastructure (Map 5: Existing Sanitary Sewer System)
includes mains, lift stations, and a lagoon treatment facility located south of the town
boundary. The town's stormwater servicing infrastructure includes surface drainage
channels and piped storm sewers.
While ongoing upgrades are required, the town's servicing systems currently have
capacity to accommodate future growth. The town will monitor capacity and undertake
upgrades as necessary.
The town also has a landfill for solid waste disposal, which is located directly south of the
town on Range Road 241.
The town currently has High Speed internet and fibre lines that are provided to residents
and businesses throughout town. There is a need to increase the servicing in specific
areas of town and the town will monitor the capacity and will actively pursue and
encourage upgrades to the current infrastructure.
12.2 OBJECTIVES
12.2.1
Maintain and upgrade sanitary, water, and stormwater servicing infrastructure to
efficiently and effectively provide high quality services to the community.
12.2.2
Ensure servicing infrastructure and capacity is available to accommodate growth within
the town.
12.2.3
Ensure that developers pay their proportionate share of the provision of servicing and
upgrades for benefitting development areas.
12.2.4
Promote High Speed and Fibre internet within the town to ensure that the evolving
needs of residents and businesses is met.
12.2.5
Promote water conservation initiatives within the town and surrounding region.
12.2.6
Promote servicing efficiency and minimize the installation of redundant infrastructure.
Town of Three Hills Municipal Development Plan
45
12.3 SERVICING POLICIES
12.3.1
The town shall maintain and complete servicing infrastructure upgrades and
construction in conformance with approved town servicing studies, plans, and
standards to support high quality service provision and future development capacity.
12.3.2
Servicing shall be extended to new development in a contiguous, logical, and efficient
manner.
12.3.3
Where available, all new development shall connect to the town's municipal services.
12.3.4
The town shall require developers to construct and pay for all or a portion of the service
connection and oversizing costs associated with new development. Off-site levies and
cost sharing agreements should be established to ensure proportionate contributions
from benefiting lands.
12.3.5
The town should encourage sustainable and innovative servicing practices and
technologies to increase efficiency and effectiveness while reducing environmental
impacts.
12.3.6
Encourage growth in locations that utilize existing or planned infrastructure capacity.
46
Town of Three Hills Municipal Development Plan
Map 4: Existing Water Services
Town of Three Hills Municipal Development Plan
47
Map 5: Existing Sanitary Sewer System
Inter-municipal Planning
48
Town of Three Hills Municipal Development Plan
13 INTER-MUNICIPAL PLANNING
13.1 OVERVIEW
The Town of Three Hills intends to ensure continued cooperation and coordinated
planning with Kneehill County. This commitment is reflected in the Kneehill County / Town
of Three Hills Inter-municipal Development Plan (IDP). The Municipal Development Plan
policy direction that follows reflects this commitment to coordinate equitable, orderly,
and mutually beneficial development and practices that ensure the long-term success
of the region.
13.2 OBJECTIVES
13.2.1
Collaborate with Kneehill County, provincial and federal agencies for mutually
beneficial regional planning.
13.2.2
Work with Kneehill County to ensure communication, referral of applications, issue
resolution, and coordination of economic growth and urban expansion.
13.2.3
Maintain and update an Inter-municipal Development Plan with Kneehill County, as
required.
Town of Three Hills Municipal Development Plan
49
Inter-Municipal Planning Policies
13.2.4
The town shall work with Kneehill County to maintain a relevant Inter-municipal
Development Plan and implement the goals, objectives, and policies contained within,
as prescribed by the Municipal Government Act.
13.2.5
The town shall have regard for the Inter-municipal Development Plan policies and
policies of the Province of Alberta when preparing Area Structure Plan, Municipal
Development Plan and Land Use Bylaw amendments, or development proposals.
13.2.6
The town shall work with Kneehill County and service providers to ensure coordinated
development and provision of infrastructure and services within an Inter-municipal
Development Plan area.
13.2.7
The town shall coordinate with Kneehill County on annexation matters.
Review and Implementation
50
Town of Three Hills Municipal Development Plan
14 REVIEW AND IMPLEMENTATION
14.1 OVERVIEW
While the Municipal Development Plan is the town's principal guide for future growth and
development, further detailed planning is required to implement its direction. The
Municipal Development Plan will require periodic review and possible amendment to
ensure that it remains in line with the current planning, economic, social, and
environmental context.
In accordance with the Municipal Government Act, the adoption of a Municipal
Development Plan does not require the municipality to undertake any of the projects
referred to in it. As such, while the policies within the Municipal Development Plan may
direct expenditures and resource dedication, future implementation will be dependent
upon the town's resource capacity and allocation decisions.
14.2 OBJECTIVES
14.2.1
Implement the vision of the Municipal Development Plan through the town's statutory
plans, non-statutory plans, and other means available to the town.
14.2.2
Ensure consistency between the Municipal Development Plan and other town plans.
14.2.3
Undertake periodic review and amendment of the Municipal Development Plan to
ensure that it remains current and aligned with the town's vision.
14.3 REVIEW AND IMPLEMENTATION POLICIES
General
14.3.1
All statutory plans adopted by the town shall be consistent with the Municipal
Development Plan.
14.3.2
The direction within the Municipal Development Plan shall be implemented through
Area Structure Plans, Area Redevelopment Plans, the Land Use Bylaw, and other town
plans, decisions, and practices.
14.3.3
The town shall strive to review the Municipal Development Plan every five to seven years
and undertake any necessary updates required to remain current.
Town of Three Hills Municipal Development Plan
51
Area Structure Plans/Area Redevelopment Plans
14.3.4
In addition to the requirements set out in the Municipal Government Act, the town may
require Area Structure Plans and Area Redevelopment Plans to include any of the
following that are relevant:
a. Detailed layout of future land uses
b. Detailed layout of internal roadways based on municipal design and construction
standards
c. Detailed provisions for stormwater management, potable water, and wastewater
d. Traffic impact assessments
e. Environmental assessments
f.
Geotechnical characteristics
g. Biophysical characteristics (e.g. existing vegetation, water features, ecological
connections)
h. Historical resource inventory
i.
Any other information that is deemed necessary
Land Use Bylaw Amendment
14.3.5
The Land Use Bylaw shall be amended to implement the policies contained within the
Municipal Development Plan. This may include, but is not limited to:
a. The creation of new districts
b. Changes to existing districts
c. Creation of new uses classes
d. Changes to existing use classes
e. Creation of development regulations
f.
Changes to existing development regulations
Engineering Design and Construction Standards
14.3.6
Engineering design and construction standards shall be based on City of Calgary
minimum standards, or as amended to implement the policies contained within the
Municipal Development Plan.
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Town of Three Hills Municipal Development Plan
15 GLOSSARY OF TERMS
AREA REDEVELOPMENT PLAN (ARP) means a plan adopted by Council pursuant to the Municipal
Government Act, as amended from time to time, which is primarily applied to existing
developed areas for the purpose of preserving or improving land and buildings, rehabilitating,
removing, constructing, or replacing buildings, establishing, improving, or relocating roads,
public utilities, or other services, or facilitating any other development in the area.
AREA STRUCTURE PLAN (ASP) means a plan adopted by Council pursuant to the Municipal
Government Act, as amended from time to time, which provides a long-range framework for
future subdivision and development of an undeveloped area of land, and describes the
sequence of development, proposed land uses, proposed population density, and the general
location of major transportation routes and public utilities.
COUNCIL means the Council of the Town of Three Hills.
CONCEPT PLAN means a detailed plan showing the location, land use, storm water plan, lighting
plan. and form of all Development of any land in a defined area.
DEVELOPMENT AUTHORITY means the Development Officer or Municipal Planning Commission as
the context may require.
ENVIRONMENTAL RESERVE means land dedicated to a municipality during the subdivision
process, where it is determined to be undevelopable due to environmental conditions, in
accordance with Section 664 of the Municipal Government Act. This may include swamps,
gullies, wetlands, ravines, flood-prone areas, or land adjacent to a watercourse or waterbody.
ECOLOGICAL NETWORK means a system of natural and/or semi-natural landscape elements.
EXISTING means existing as of the date of adoption of this Bylaw and any amendments thereto,
as the context may require.
FAÇADE means the face of a building, particularly the principal front that faces public space.
INFILL DEVELOPMENT means development in a mature or built up area of the town occurring on
vacant or underutilized lands, behind or between existing development and which is
comparable with the characteristics of surrounding development.
INTERMUNICIPAL DEVELOPMENT PLAN (IDP) means a statutory plan jointly prepared by
neighbouring municipalities to establish strategic policies and identify issues of mutual interest
that overlap municipal boundaries.
LAND USE BYLAW (LUB) means Bylaw 1458-20 and amendments thereto, which regulates and
controls the use and development of land and buildings within the town.
Town of Three Hills Municipal Development Plan
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MANUFACTURED HOME means a residential building containing one (1) dwelling unit built in a
factory in one (1) or more sections, suitable for long term occupancy designed to be
transported on either its own wheels and chassis or other means to a suitable site. Manufactured
home does not include modular home or park model trailers.
MUNICIPALITY means the Town of Three Hills.
MUNICIPAL GOVERNMENT ACT (MGA) means the Municipal Government Act, R.S.A. 2000,
Chapter M-26, as amended from time to time.
MUNICIPAL RESERVE means land that is acquired during the subdivision process for schools, parks
and other municipal purposes pursuant to the Municipal Government Act.
NATURAL AREA means an area dominated by native vegetation including grasslands, tree
stands, wetlands, or riparian areas.
NEIGHBOURHOOD means a residential area with local convenience-type services, facilities, and
amenities and where appropriate, schools or parks.
PARCEL means the aggregate of the one (1) or more areas of land described in a certificate of
title or described in a certificate of title by reference to a plan filed or registered in a Land Titles
Office.
STATUTORY PLAN means an Inter-municipal Development Plan, Municipal Development Plan,
Area Structure Plan, or an Area Redevelopment Plan adopted by a bylaw of the municipality, or
any one or more of them.
SUBDIVISION AUTHORITY means the body designated by the town pursuant to the Municipal
Government Act as amended from time to time, having the authority to approve subdivisions.
TOWN means the Town of Three Hills, a municipal corporation in the Province of Alberta, or the
area within the corporate limits of the Town of Three Hills, as the context requires.
USE means the purpose or activity for which a piece of land or its buildings are designed,
arranged, developed, or intended, or for which it is occupied or maintained.
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Town of Three Hills Municipal Development Plan