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Prepared By:
Bylaw No. 1471-20
Adopted By Council
November 2020
Prepared For:
Prepared By:
Iron Shield
AREA STRUCTURE PLAN
Town of Three Hills
Iron Shield ASP
Table of Contents
Section 1: Planning Context
This section outlines the policy context of the Iron Shield ASP as well as the interpretation, monitoring, review and amendment of
policies herein.
1-1
History ............................................................................................................................................... 1
1-2
Purpose ............................................................................................................................................. 2
1-3
Policy Context ................................................................................................................................... 2
1-4
Plan Interpretation ............................................................................................................................. 3
1-5
Monitoring and Review ..................................................................................................................... 4
1-6
Amending The Plan .......................................................................................................................... 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 Iron Shield 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 Plan .................................................................................................................................. 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 ..................................................................................................................... 15
4-2
Residential ...................................................................................................................................... 16
4-3
Mixed-Use/Commercial ................................................................................................................... 17
4-4
Parks, Open Space and Recreation ............................................................................................... 17
4-5
Industrial ......................................................................................................................................... 18
Town of Three Hills
Iron Shield ASP
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: Concept Plan 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
Iron Shield ASP
1
SECTION ONE
Planning Context
This section outlines the policy context of the Iron Shield ASP as well as the interpretation, monitoring,
review and amendment of policies herein.
1-1 HISTORY
As a tribute to the rich tradition of the area, the Iron Shield Area Structure Plan ("Iron Shield ASP"
or the "Plan") is named after a Blackfoot warrior who was ambushed and killed while hunting alone
in the Three Hills area. His legend is well known in the area.
Many years after his death, a family belonging to the Kainai Nation was travelling north to Fort
Edmonton when they came near the site where Iron Shield was killed. A child in the group
exclaimed that this was the site of his death and led his family to a large rock where his former
possessions were found beneath it, including fragments of leather clothing and a small totem bag.
When the family reached Fort Edmonton, they encountered a group of Blackfoot camped near a
trading post. The young child pointed to an Elder woman within the camp informing his parents
that she had once been his wife. The Elder confirmed these items were her handy-work and that
she was indeed the widow of Iron Shield.
This reincarnation story highlights the important historical significance of the Three Hills region as
a crossroads and meeting place. With the hills visible from a distance, serving as landmarks for
2
Town of Three Hills
Iron Shield ASP
travellers, the area was known to all. The Plan recognizes the significance of the area, the long
history of community hospitality and the deep traditional connection with the past.
1-2 PURPOSE
The Iron Shield ASP is a statutory plan that provides a comprehensive development concept for
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..."
The MGA empowers municipalities to shape their communities and regulates how municipalities
are funded and how they should plan for growth. Per the MGA, the Plan addresses the:
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,
Fostering culture and community through the provision of social and recreational amenities,
Envisioning a safe and inclusive community with a variety of housing types, 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.
3
Town of Three Hills
Iron Shield ASP
Land Use Bylaw (LUB)
The Development Concept prepared for the Plan can be accommodated within the Three Hills LUB.
Land use categories shown on the Development Concept do not signify land use districts specified in
the LUB. Future development within the plan area currently designated Urban Reserve District (UR)
will require an amendment to the LUB prior to development.
Integrated Sustainability Plan (ISP)
The 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:
Respecting healthy ecosystems by observing environmental protections,
Supporting a diverse social and economic climate,
Providing a range of housing options, and
Envisioning a mixed-use community 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.
4
Town of Three Hills
Iron Shield ASP
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.
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 PLAN
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 - need to 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
Iron Shield 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 is comprised of approximately 62.0 hectares of land located in east Three Hills, adjacent
to Kneehill County (see Figure 1).
The Plan is located within Section 31 of Township 31, Range 23, W4M, situated south of Highway
583 and bounded by Highway 21 on the east. Existing development along the Plan's periphery
includes residential dwellings to the west and northwest, campgrounds and sports fields to the
north, and commercial businesses to the northeast. Undeveloped agricultural lands lie to the south
of the plan area and east of Highway 21 in Kneehill County.
2-2 LANDS IN THE PLAN AREA
There is currently no urban development within the plan area and lands are primarily farmed.
Topography within the Plan is best described as generally flat with pothole wetlands and a gradual
slope to the southwest. Surface water collects in marsh wetlands, exiting to the southeast via a
seasonal drainage wetland.
6
Town of Three Hills
Iron Shield ASP
2-3 CURRENT LAND USE
As shown on Figure 2, land uses within the plan area at the time of adoption include undeveloped
Residential Single Dwelling Unit (R1) District and Residential Mixed (R3) District on the west
boundary, with the majority of the lands designated Urban Reserve (UR) 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 redesignated 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 if the land use proposed does not comply with the
existing designation. The approximate areas for existing land uses are as follows:
Table 1 - Current Land Use
Land Use
Area**
Hectares
Urban Reserve (UR) District
58.6
Residential Single Dwelling Unit (R1) District
3.0
Residential Mixed (R3) District
0.4
* 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 is relatively flat, generally sloping from the north to the southeast corner of the
area with an elevation change of approximately 6 meters.
Environmentally Sensitive Areas
Several ephemeral or intermittent wetland features exist in multiple locations throughout
the area.
Pipelines
A natural gas pipeline right-of-way traverses the plan area. Development will be subject to
setbacks required by the Alberta Energy Regulator (AER).
Adjacencies
Adjacent development includes residential, 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
IRON SHIELD ASP
TOWN OF THREE HILLS
FIGURE 1.0
NOVEMBER 2020
PLAN LOCATION
Town Boundary
Iron Shield ASP Boundary
50 49 48 47 46 45 44 43 42 41
10
9
Unit
7
Lot 2
Block 4
1412587
T NE
SW 1/4 SEC.31-31-23-W4
SE 1/4 SEC.31-31-23-W4
UR
UR
R3
1
BLK 3
0111074
3
4
5
6
7
8
10
11 12 13 14
31
30
29
R7
28
34 33 25 24 23
15
22
CHERRY LANE
16 17 18
0910170
21
20
19
NW 1/4 SEC.31-31-23-W4
7
67
68
69
70
71
5
66
65 64
0514440
1
1212190
2
3 4 5 6
2 9 1011
UR
12
LOT 1
BLK E
0111074
1111010
NE 1/4 SEC.31-31-23-W4
0111387
1
2
3
4
5
6 R1
1
BLK A
0111074
UR
9
8
P2
12MR
BLK 6
0814568
3
11
2
10
1
BLK B
4
5
6
6
7
12
13
17
14
3 4 5
DC1
2
1
5
4
3
10
11
R4
12
13
9
8
7
6
9
10 R3
11 12 13 14
8
15
14
13
12
11
10
9
BLOCK B
0312831
6
DC3
8
9
10
11 R3
10
9
8
14
R1
11
12
VAN DOREN
LIFT
STATION
7
F
731262
5
2
1
4
5
1
2
3
LOT 1
BLK B
0111074
ANDERSON
LIFT
10 AVE
NE
STATION
CAMPGROUND
LIFT
STATION
5
6
13
4
BLK 1
0610218
12
1511485
A
1
1182JK C
12
1
C3
A
1
7510561
1
R3
B
7875HR
7610387 H
9
1 ST NE
7
8
G
7411088
7610387 I
1
10
4
1
J
1
8710124
10A 9A
K
1 ST NE
6
E
P2
1
8010237
C1
3
4
8
7
6005HM
A
7
7411088
2 C1 3
R1
7411088
1
2
9912141
9
10
Unit
2
2 ST NE
2 ST NE
8010237
11
P1
47
1
Lot 1
BLOCK 2
0912697
Lot 3
Blk 4
Unit
1
Unit
34
Unit
33
Unit
32
Unit
31
Unit
6
Unit
5
Unit
4
Unit
3
Unit
8
Unit
9
Unit
10
Unit
11
Unit
12
R3
Unit
27
Unit
28
Unit
29
Unit
30
1411313
Unit 35
BLOCK 1
8211341
3
Unit 26
Unit 25
Unit 24
Unit
23
Lot 4
BLOCK 10
1
2
9
4
3
7810669 10
8211415
2
3
7711646
3
1
2
1
2
Unit
17
Unit 37
Unit 36
Unit
15
Unit
14
Unit
13
LK 3
4
05
3
30
29
1
BLOCK 1
0912537
01 02 03 04 05 06 07 08 09 10
40 39 38 37 36 35 34 33 32 31
15
16
P2
14
1
12
13
11
Unit
18
Unit
19
Unit
20
Unit
21
Unit
22
DC4
2
BLOCK 10
0813003
18
19
4 ST NE
24
23
22
20
21
4
25
8611263
3
11
1 123
4
26
2
14 15
3 ST NE
P2
5
17
16
7816FU
5
A
3164JK
5
1610593
6
P2
1
8110847
2
3
9810782
2
201
9712234
2
4617FN
1
6
7
8311533
5
6746JK 9010940
2
8
BLOCK 10
0813003
SE 1/4 SEC.6-32-23-W4
0111387
7 AVE SE
0310221
7 AVE NE
7875HR
7 AVE NE
8 AVE NE
9 AVE NE
1511498
11 AVE NE
9412577
7411088
12 AVE NE
17 AVE NE
18 AVE NE
HIGHWAY 21
350 IX
11 AVE NE
BLK 4
2MR
BLK 9
32MR
9MR
1 ST
PLACE SE
BLK 5
BLK 3
TAMARACK RD
0712468
0713822
N
IRON SHIELD ASP
TOWN OF THREE HILLS
FIGURE 2.0
NOVEMBER 2020
PLAN AREA AND CURRENT LAND USE
Town Boundary
Iron Shield 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
Source: Town of Three Hills Land Use Map 2017
HIGHWAY 583
2nd STREET SE
MAIN STREET
HIGHWAY 21
2nd STREET NE
17 AVENUE NE
Kneehill
Historical
Museum
Threehills Campground
and Ball Diamonds
Three Hills
School
31
31-23-W4th
6
32-23-W4th
N
IRON SHIELD ASP
TOWN OF THREE HILLS
FIGURE 3.0
NOVEMBER 2020
PLAN AREA CONTEXT
Town Boundary
Iron Shield ASP Boundary
Suspended Gas Well
Gas Pipeline
Potential Wetlands
10
Town of Three Hills
Iron Shield ASP
3
SECTION THREE
Development Concept
This section provides the overall Development Concept for the Iron Shield ASP, showing the general
location of proposed land uses, community amenities and the road network within the plan area.
3-1 VISION
The Iron Shield area is a vibrant complete community characterized by a diverse
population and a strong community spirit. Development is respectful of the
natural environment and focuses on sustainable strategies to integrate a wide
range of uses within in an efficient network. Quality of place is promoted
throughout the area, enhancing pride in the community.
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
Iron Shield 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.
Complete Community
New development should be safe, accessible, and have a strong sense of belonging. Recreational,
social, educational, commercial and health services should be integrated into the neighbourhood
design to provide opportunities to live, work and play.
Diversity
A high quality of life for residents should be established through a diverse, supportive, affordable,
and inclusive community environment. Uses and programs should support wellness for residents of
all ages and backgrounds.
Community Pride
Three Hills' rich cultural heritage and character should be celebrated through the development of
vibrant public spaces and the thoughtful integration of new development into the existing
community fabric.
3-3 MARKET CONDITIONS AND CONSIDERATIONS
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 during the development of the Plan, initial
engagement opportunities occurred via online and virtual meetings in order to protect the safety
and well-being of landowners, staff and other stakeholders. Stakeholder input for the Plan was
gathered through telephone interviews and an online survey.
12
Town of Three Hills
Iron Shield 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 Plan provides a balance of land uses to create a complete community
where residents can live, work and play.
Four primary land use areas have been identified within the Plan, including:
Residential. Residential uses have been accommodated on the west side of the plan area in
keeping with the approved land uses and providing a transition adjacent to the existing
residential neighbourhood to the west. The residential uses are designed to focus on the
natural open space corridor provided by the intermittent and ephemeral wetland areas. The
Plan encourages a diversity of residential uses including higher densities in proximity to
recreational and employment opportunities. A well-connected road network and extensive
open space corridor provide mobility choices for future residents.
Mixed-Use/Commercial. Mixed-use commercial areas have been incorporated into the design
to allow for local neighbourhood commercial uses and amenity spaces, including higher
densities in proximity to local goods and services. Uses are intended to be of a neighbourhood
scale, providing residents with daily requirements and promoting walkability.
Light Industrial/Commercial. The light industrial areas are intended to provide for uses that
have minimal to no impacts on adjacent landowners in terms of operational nuisance. Many
of the employment opportunities will be within a comfortable walking or cycling distance from
residential areas. The industrial uses are appropriately located adjacent to Highway 21 and
serve as a buffer between the Town and Kneehill County. Commercial uses that complement
and support the industrial uses will be allowed in this area.
Open Space. Open space corridors have been proposed within the natural drainage areas.
These corridors preserve natural areas, provide buffering between uses, accommodate
stormwater facilities and greatly enhance overall walkability by providing valuable connections
between the key land use areas. The open space corridor divides the residential and industrial
neighbourhoods and has been designed to accommodate wetlands and stormwater
management facilities and recreational amenities.
13
Town of Three Hills
Iron Shield ASP
The uses above are part of the comprehensive plan for future development and do not constitute
land use approvals per the Town's LUB. Prior to development land use amendments will be
required to comply with the LUB in place at time of development.
The general location of the primary road network is illustrated in the Development Concept. The
optional road network, which allows for the development of smaller lots or site-specific access
conditions 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 the
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
Residential
23.7
Mixed-Use/Commercial
3.0
Light Industrial/Commercial
20.0
Open Space
15.3
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 the ASP 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.
1st STREET NE
11 AVE NE
SW1
4 SEC 31 TWP 31 RGE 23 W4th
SE1
4 SEC 31 TWP 31 RGE 23 W4th
HIGHWAY 583
CHERRY LANE SE
2nd STREET SE
MAIN STREET
12 AVE NE
HIGHWAY 21
2nd STREET NE
17 AVENUE NE
19 AVENUE NE (Service Road)
Kneehill
Historical
Museum
Threehills
Campground
and Ball
Diamonds
N
IRON SHIELD ASP
TOWN OF THREE HILLS
FIGURE 4.0
NOVEMBER 2020
DEVELOPMENT CONCEPT
Iron Shield ASP Boundary
Low Density Residential
Medium Density Residential
Mixed Use/Neighborhood
Commercial
Light Industrial/Commercial
Open Space
Primary Road Network
Optional Road Network
15
Town of Three Hills
Iron Shield ASP
4
SECTION FOUR
Development Framework
This section details the policies designed to promote the economic and social potential of the plan area.
4-1 GENERAL DEVELOPMENT
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 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 dedication shall be up to ten (10) percent of the developable
lands. At the discretion of the Development Authority Municipal Reserve may be
dedicated as cash-in-lieu when subdivision occurs.
16
Town of Three Hills
Iron Shield 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 RESIDENTIAL
The Development Concept provides for a Residential Area located within the west side of the Plan,
that is designed to enhance connectivity and encourage walking and cycling. Direct connections
are provided to the adjacent open space network and employment opportunities. The Residential
Area will accommodate a diversity of housing types and local services and amenities.
Policy 4.2.1
The Residential Area shall be provided generally in the locations shown on Figure 4.
Policy 4.2.2
Single-detached residences shall be the predominant form of housing within the low
density residential.
Policy 4.2.3
A diverse range of housing forms may be accommodated.
Policy 4.2.4
Opportunities for affordable housing are encouraged.
Policy 4.2.5
Innovative housing types to accommodate home occupations or secondary suites
are encouraged.
Policy 4.2.6
Multi-family development shall be accessible from a collector road.
Policy 4.2.7
The primary entrance of multi-family development should be oriented towards the
street.
Policy 4.2.8
Residential development shall achieve an overall density of 20 units per hectare.
17
Town of Three Hills
Iron Shield ASP
4-3 MIXED-USE/ COMMERCIAL
The purpose of the Mixed-Use/ Commercial Areas is to accommodate mixed-use, retail development
that provides local services and amenities to adjacent residents at a neighbourhood scale. The
Mixed-Use/Commercial Areas are designed to complement the adjacent residential development
and accommodate a limited range of service and amenities within a comfortable walking distance.
Policy 4.3.1
The Mixed-Use/Commercial Area shall be provided generally in the locations shown
on Figure 4.
Policy 4.3.2
A range of uses including higher-density residential, local commercial and amenity
spaces shall be permitted in the Mixed-Use/Commercial Area.
Policy 4.3.3
Landscaping of individual sites shall visually enhance the immediate area.
Policy 4.3.4
Integration of hard and soft landscaping is encouraged. Hard landscaping can
include, but is not limited to, raised planters, sculptures and public art, street
furniture and vertical landscape treatments.
4-4 PARKS, OPEN SPACE AND RECREATION
Natural areas within the Plan will be used to create an open space network that contains a wide
range of active and passive recreational amenities as well as natural park areas where physical
constraints preclude feasible development.
Policy 4.4.1
Parks and open spaces shall be provided generally in the areas shown on Figure 4.
Policy 4.4.2
Regional trails shall be provided to ensure the plan area is connected to adjacent
established areas and / or existing trail systems if applicable.
Policy 4.4.3
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 4.4.4
Areas identified as Environmental Reserve shall be dedicated at the time of
subdivision in accordance with Provincial regulations.
Policy 4.4.5
Innovative servicing strategies to incorporate stormwater management facilities
within the open space corridors are encouraged.
Policy 4.4.6
Impacts to existing drainage channels shall be minimized.
Policy 4.4.7
View corridors shall be maintained and natural vegetation shall be retained within
open spaces wherever feasible.
Policy 4.4.8
Open space may be used for camping or other recreational activities at the discretion
of the Development Authority.
18
Town of Three Hills
Iron Shield ASP
4-5 LIGHT INDUSTRIAL/COMMERCIAL
The purpose of the Light Industrial/Commercial area is to provide for industrial uses that have
minimal to no impacts on adjacent landowners in terms of operational nuisance.
Uses may include buildings and structures for the purpose of manufacturing, processing,
fabricating, assembly, warehousing, storage and distribution of goods or materials that do not
have an 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.
Given the proximity to Highway 21, commercial uses will be allowed to complement and support
the industrial development in this area.
Policy 4.5.1
The Light Industrial/Commercial area shall be provided generally in the areas shown
on Figure 4.
Policy 4.5.2
Light Industrial/Commercial development shall provide conveniently located, safe
and accessible pedestrian linkages that connect building and site entrances with
internal and public pedestrian networks.
Policy 4.5.3
Light Industrial development shall provide conveniently located amenity spaces for
employees, to be identified in a site plan at the development permit stage.
Policy 4.5.4
Light Industrial development shall be buffered and landscaped so as to minimize
impacts on adjacent Environmental Reserve or Municipal Reserve lands.
Policy 4.5.5
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 4.5.6
Commercial uses shall be ancillary to light industrial uses.
Policy 4.5.7
Integration of hard and soft landscaping is encouraged. Hard landscaping can
include, but is not limited to, raised planters, sculptures and public art, street
furniture and vertical landscape treatments.
Policy 4.5.8
Development visible from Highway 21 shall provide a visually appealing interface
through different building forms and massing, a variety of building materials, and
architectural detailing.
Policy 4.5.9
A noise study may be required to identify attenuation measures related to the
potential impact of proposed uses.
19
Town of Three Hills
Iron Shield 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, shown in 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.
20
Town of Three Hills
Iron Shield 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
Revisions to the optional road network may be considered 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.
1st STREET NE
11 AVE NE
SW1
4 SEC 31 TWP 31 RGE 23 W4th
SE1
4 SEC 31 TWP 31 RGE 23 W4th
HIGHWAY 583
CHERRY LANE SE
2nd STREET SE
MAIN STREET
12 AVE NE
HIGHWAY 21
2nd STREET NE
17 AVENUE NE
19 AVENUE NE (Service Road)
Kneehill
Historical
Museum
Threehills
Campground
and Ball
Diamonds
N
IRON SHIELD ASP
TOWN OF THREE HILLS
FIGURE 5.0
NOVEMBER 2020
TRANSPORTATION NETWORK
Iron Shield ASP Boundary
Existing Secondary Highways
Existing Collectors
Existing Local Roads
Existing Lanes
Collector Road
Potential Local Road
Potential Lanes
Potential Pedestrian Connections
Open Space
22
Town of Three Hills
Iron Shield 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 connect 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.
23
Town of Three Hills
Iron Shield 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.
24
Town of Three Hills
Iron Shield 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.
.
Waterline replacement
to 250mm PVC
Tie to Existing
Tie to Existing
Tie to Existing
Tie to Existing
1st STREET NE
11 AVE NE
SW1
4 SEC 31 TWP 31 RGE 23 W4th
SE1
4 SEC 31 TWP 31 RGE 23 W4th
HIGHWAY 583
CHERRY LANE SE
2nd STREET SE
MAIN STREET
12 AVE NE
HIGHWAY 21
2nd STREET NE
17 AVENUE NE
19 AVENUE NE (Service Road)
Kneehill
Historical
Museum
Threehills
Campground
and Ball
Diamonds
W 300 PVC
W 250 PVC
W 250 PVC
W 250 PVC
W 250 PVC
W 250 PVC
W 200 PVC
W 200 PVC
W 200 PVC
W 250 PVC
W 150 PVC
W 250 PVC
W 150 PVC
W 200 PVC
W 200 PVC
W 250 PVC
W 200 PVC
W 250 PVC
W 300 PVC
W 300 PVC
W 300 PVC
W 200 PVC
W 150 PVC
TAMARACK
RD
W 200
PVC
W 150 PVC
Tie to Existing
W 150 PVC
N
IRON SHIELD ASP
TOWN OF THREE HILLS
FIGURE 6.0
NOVEMBER 2020
WATER DISTRIBUTION
Iron Shield ASP Boundary
Existing Waterline
Existing Hydrant
Proposed Waterline
L
1st STREET NE
11 AVE NE
SW1
4 SEC 31 TWP 31 RGE 23 W4th
SE1
4 SEC 31 TWP 31 RGE 23 W4th
HIGHWAY 583
CHERRY LANE SE
2nd STREET SE
MAIN STREET
12 AVE NE
HIGHWAY 21
2nd STREET NE
17 AVENUE NE
19 AVENUE NE (Service Road)
Kneehill
Historical
Museum
Threehills
Campground
and Ball
Diamonds
GRAVITY
SANITARY
8.7 ha.
LIFTSTATION
SANITARY
11.3 ha
SANITARY TO FUTURE
LINE SOUTH AND WEST
TAMARACK
RD
OPTION: Connect ex.
san to new san and
remove liftstation
250mm SAN
250mm SAN
250mm SAN
250mm SAN
250mm SAN
250mm SAN
250mm SAN
250mm SAN
250mm SAN
250mm SAN
200mm SAN
200mm SAN
200mm SAN
200mm SAN
200mm SAN
200mm SAN
200mm SAN
200mm SAN
SANITARY
FORCEMAIN
200mm SAN
200mm SAN
200mm SAN
200mm SAN
200mm SAN 200mm SAN
200mm SAN
250mm
SAN
300mm SAN
LIFT
STATION
250mm SAN
200mm SAN
200mm
SAN
N
IRON SHIELD ASP
TOWN OF THREE HILLS
FIGURE 7.0
NOVEMBER 2020
SANITARY SERVICING
Iron Shield ASP Boundary
Existing Sanitary line
Proposed Sanitary line
Direction of flow
STORM
STORM
STORM
>
>
>
>
>
>
>
>
>
>
>
>
>
1st STREET NE
11 AVE NE
SW1
4 SEC 31 TWP 31 RGE 23 W4th
SE
1
4 SEC 31 TWP 31 RGE 23 W4th
HIGHWAY 583
CHERRY LANE SE
2nd STREET SE
MAIN STREET
12 AVE NE
HIGHWAY 21
2nd STREET NE
17 AVENUE NE
19 AVENUE NE (Service Road)
Kneehill
Historical
Museum
Threehills
Campground
and Ball
Diamonds
TAMARACK
RD
POND
20,600m³
POND
16,800m³
POND
12,700m³
POND
12,000m³
POND
12,000m³
N
IRON SHIELD ASP
TOWN OF THREE HILLS
FIGURE 8.0
NOVEMBER 2020
STORM WATER MANAGEMENT
Iron Shield ASP Boundary
Existing Storm line
Proposed Flow Direction
Proposed Storm Catchment Boundary
Existing Ground Contours
Existing Wetlands
Proposed open Space
Proposed SWM Area
Existing Drainage Ditch
Storm Drainage Direction
>
28
Town of Three Hills
Iron Shield 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 networks.
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.
29
Town of Three Hills
Iron Shield 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.
1st STREET NE
11 AVE NE
SW1
4 SEC 31 TWP 31 RGE 23 W4th
SE1
4 SEC 31 TWP 31 RGE 23 W4th
HIGHWAY 583
CHERRY LANE SE
2nd STREET SE
MAIN STREET
12 AVE NE
HIGHWAY 21
2nd STREET NE
17 AVENUE NE
19 AVENUE NE (Service Road)
Kneehill
Historical
Museum
Threehills
Campground
and Ball
Diamonds
N
IRON SHIELD ASP
TOWN OF THREE HILLS
FIGURE 9.0
NOVEMBER 2020
SEQUENCE OF DEVELOPMENT
Iron Shield ASP Boundary
Development Boundaries
PHASE 4
PHASE 3
PHASE 2
PHASE 1
31
Town of Three Hills
Iron Shield 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
32
Town of Three Hills
Iron Shield 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)