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MUNICIPAL DEVELOPMENT PLAN
BYLAW NO. 726
June 2020
Table of Contents
1.0
Introduction .................................................................................................................... 1
1.1
Preamble
1
1.2
Plan Purpose
1
1.3
Interpretation
1
1.4
Context
2
2.0
Process, Current Policy and Conditions ........................................................................ 3
2.1
Planning Process
3
2.2
Current Policy Context
3
2.3
Existing Conditions
5
3.0
Guiding Principles .......................................................................................................... 9
4.0
General Development Policies .................................................................................... 10
5.0
Residential Development ............................................................................................. 11
5.1
Objectives
11
5.2
Policies
11
6.0
Commerce and Industry .............................................................................................. 12
6.1
Objectives
12
6.2
Policies
12
7.0
Parks and Recreation .................................................................................................. 14
7.1
Objectives
14
7.2
Policies
14
8.0
Transportation and Utilities .......................................................................................... 16
8.1
Objectives
16
8.2
Transportation Policies
16
8.3
Utilities and Servicing Policies
17
9.0
Intermunicipal Collaboration ........................................................................................ 18
9.1
Objectives
18
9.2
Policies
18
10.0 Monitoring and Review ................................................................................................ 19
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June 2020
Municipal Development Plan
Town of Wembley
Bylaw No. 726
1
1.0
Introduction
1.1
Preamble
The Municipal Development Plan (Plan) is the primary planning policy document for use at the municipal level. It
is intended to provide a framework for the ongoing development of the Town of Wembley (Town). The
preparation of this Plan has been motivated by a number of factors:
-
The Municipal Government Act (MGA) requires every municipality to prepare a Municipal Development
Plan, and this Plan has been prepared in accordance with s. 632 of the MGA;
-
The potential for growth has been constrained in the last number of years due to water supply concerns, a
constraint that has been eliminated due to the construction of a new transmission line from Grande
Prairie;
-
New development trends and current best practices in land use planning and engineering have emerged,
along with recent changes to provincial regulations, and direction from Council, Administration, and
ratepayers;
-
A need to expand the Town's non-residential (commercial and industrial) assessment base in a
responsible fashion in order to improve its long term financial sustainability; and
-
A desire to maintain the close working relationship between the Town and the County of Grande Prairie
No. 1 through the promotion of intermunicipal partnerships, cooperation and coordination in land use
planning efforts, and the delivery of services.
1.2
Plan Purpose
The purpose of this Plan, in addition to applicable Provincial legislation, is to inform residents and developers of
the Town's future land use strategy and provide clear direction to Council, Development and Subdivision
Authorities, and the Subdivision and Development Appeal Board in making land use decisions. The Plan is
intended to guide the future growth and development of the Town by:
-
Identifying policies respecting future land use, transportation, and servicing; and
-
Providing support and direction for the administration of the Land Use Bylaw, and the review of
subdivision and development applications.
1.3
Interpretation
For the purpose of interpreting this Plan:
1. All words or expressions shall have the meanings respectively assigned to them in the MGA, the Subdivision
and Development Regulation, and the Town's Land Use Bylaw.
2. The land use boundaries identified in this Plan are considered approximate and not absolute. Any minor
adjustments or variances that may be necessary to land use policy areas shall not require an amendment to
this Plan.
3. The policies of this Plan contain "shall", "must", "will", "should", and "may" statements. All instances of the
words "shall", "must" or "will" in policy are mandatory requirements to implement this Plan and achieve a
desired result. All instances of the word "should" is a directive term encouraging a strongly preferred action in
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Municipal Development Plan
Town of Wembley
Bylaw No. 726
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a policy. "May" is a discretionary term indicating that interpretation is dependent on the particular
circumstances where it is not practical or reasonable to apply the policy.
1.4
Context
1. Location
The Town is located within the County of Grande Prairie No. 1 in the northwest part of the Province of
Alberta, as shown on Map 1. Wembley is at the intersection of Highway 43 and Highway 724 approximately
20 km west of Grande Prairie and 17 km east of the Town of Beaverlodge. This region is surrounded by rich
farmland and has been characterized by a strong farm community since it was incorporated as a Village in
1928. Wembley became a Town in 1980 and has grown ever since primarily because of its proximity to
Grande Prairie.
2. Municipal History
Wembley was incorporated through Ministerial Order as a village in 1928, and a town in 1980. Growth of the
Town has been accommodated through four annexations, the most recent of which occurred in 2007.
3. Historical Population Change
The 2016 federal census indicated a total population of 1,516. As shown in Figure 1.1, the Town experienced
significant growth of 18% between 1976 and 1981 corresponding to the provincial energy boom, and then
continued at a reduced rate between 1981 and 2001. The Town witnessed a 7.6% decrease during the
subsequent ten years. The Town's population then rebounded between 2011 and 2016 with a 9.6% increase,
a 1.2% increase relative to 2001.
Figure 1.1 Town of Wembley Population History, 1931-2016
0
200
400
600
800
1,000
1,200
1,400
1,600
Population
Census Year
BRITISH
COLUMBIA
MUNICIPAL DISTRICT
OF GREENVIEW NO. 16
SADDLE HILLS
COUNTY
BIRCH HILLS COUNTY
TOWN OF
WEMBLEY
CITY OF
GRANDE PRAIRIE
VILLAGE OF
HYTHE
TOWN OF
BEAVERLODGE
TOWN OF
SEXMITH
BEZANSON
CLAIRMONT
DEBOLT
LA GLACE
RIDGEVALLEY
VALHALLA
CENTRE
WOKING
GOODFARE
TEEPEE CREEK
GROVEDALE
ELMWORTH
HUALLEN
DEMMITT
DIMSDALE
WEDGEWOOD
LANDRY
HEIGHTS
59
40
2
43
43X
666
670
667
736
674
733
672
668
723
731
671
721
677
722
724
HORSE LAKE INDIAN
RESERVE #152B
TOWN OF WEMBLEY
MUNICIPAL DEVELOPMENT PLAN
MAP 1: LOCATION
0
5
10
15
20
km
County of Grande Prairie No. 1
Town of Wembley
City of Grande Prairie
Town/Village
First Nation
Hamlet
Major Road
¹
1:650,000
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2.0
Process, Current Policy and Conditions
2.1
Planning Process
The Town initiated the preparation of this Plan in July 2018. The following opportunities for the public and other
stakeholders to make suggestions and provide feedback took place over the ensuing months:
-
An online survey was available from February 4 to March 27, 2019 and 65 residents provided their
feedback. Participants where asked about the priorities for the Town over the next 20 years, what they
like the most about the Town and what they would like to see in the future. The input received can be
summarized in the following themes:
-
Priorities for the Town over the next 20 years:
o
Business opportunities
o
Infrastructure development (e.g. roadways, sidewalks)
o
Connectivity for walking and cycling
o
Green space and parks
o
Arts, culture and recreation amenities
-
What people like about the Town:
o
Small-town feel and strong sense of community
o
Proximity to Grande Prairie
o
Public spaces and available amenities
o
Affordable living and low property taxes
o
Safety and security
-
What people would like to see:
o
More local businesses like coffee shops and restaurants
o
Community events (e.g. farmers market, festivals, community gardens)
o
Increased recreation facilities for both youth and adults (e.g. sports and fitness, dog park)
o
Seniors housing and assisted living accommodations
o
Improved snow removal services
-
What people don't want to see:
o
Heavy industrial development
o
Rental housing
The survey summary was then reviewed with Town Council on August 12, 2019.
-
A meeting was held with Town Council on October 15, 2019 to review the draft Land Use Concept and
discuss general policy themes and directions. A second meeting was held on March 9, 2020 to review the
draft MDP, give first reading, and establish a public hearing date.
-
A second online survey was launched on the Town's website on March 17, 2020 to obtain public input on
the draft Plan in advance of the Public Hearing (held June 8, 2020). Five residents responded. The
following is a summary of the comments that were received:
-
Land Use Concept:
o
Need less space for industrial and more for commercial. Industrial is harmful to community and
need to update bylaws/policies to mitigate
o Well thought out and forward thinking
o Clarification on rail dependent industrial (what types of development is the town looking to
attract)
o Residential and industrial should not be adjacent - use commercial to buffer
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Municipal Development Plan
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o Entrance to Town from Highway 43 should be commercial to encourage people to come into
Town from the museum
-
Policies
o Need to improve sense of community before the community changes; industrial development is
ugly and impacts quality of life
o Based on draft, looks like previous resident feedback was considered which is appreciated
o Shouldn't have arrow showing trail east of Town boundary across private property to the lake -
development is not permitted
o Arrow on north side of lake for trail even though lake is important for migratory birds
-
Additional Comments
o Need to keep community safe and focus on building relationships
o Air quality concerns with industrial
o What is the time frame for development? Only thing missing is what area would be developed
first
o Gravel road west of Source Energy to be upgraded to include access to new industrial
development? 100 Avenue to have restrictions on large industrial trucks?
2.2
Current Policy Context
1. Municipal Government Act
The MGA requires all municipalities to adopt a Municipal Development Plan, that:
-
Must address:
-
Future land use;
-
The manner of and the proposals for future development;
-
Co-ordination of land use, future growth patterns and other infrastructure with adjacent
municipalities;
-
The provision of required transportation systems; and
-
The provision of municipal services and facilities.
-
Must contain policies for:
-
Land uses adjacent to sour gas facilities;
-
The provision of municipal and school reserves; and
-
The protection of agricultural operations;
-
May address:
-
Financing and programming of municipal infrastructure;
-
Physical, social, and economic development;
-
Environmental matters; and
-
The financial resources of the municipality.
Beyond this mandated content, the Plan is intended to be a living document representing the desire of the
residents in the Town to achieve a future vision for Wembley. It is intended to provide information for all
stakeholders to help realize this vision.
2. Planning Framework in Alberta
Figure 2.1 provides an overview of the Alberta Planning Framework, where the Municipal Development Plan is
located within the Framework, and how it is integrated with other statutory plans, land use regulations, and
the approval process.
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Municipal Development Plan
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Figure 2.1. Alberta's Land Use Planning Framework
All together, these plans and policies provide a consistent structure and framework to guide land use and
development in the Town.
2.3
Existing Conditions
1. Existing Land Use
The Town's built-up area, located south of the CN rail line, is composed mainly of single-family residential
development and the Town's institutional core containing a primary (K-3) school, an elementary-junior high
(4-9) school, and an arena/recreation centre. Commercial uses are located primarily in the small central core
along 100 Street and at the entrance of the Town along 97 Street, while industrial development is
concentrated between Highway 43 and the rail line. The award-winning Phillip J. Currie Dinosaur Museum is
located at the north end of the Town adjacent to Highway 43. The Town's built-up area is surrounded by
undeveloped lands currently being used for agricultural purposes.
Figure 2.2 provides a breakdown of existing (developed) lands within the Town.
2. Transportation
Highway 43 and Highway 724 provide primary access to the Town. The CN Rail line bisects the Town,
providing connectivity with the national rail network.
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Municipal Development Plan
Town of Wembley
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Figure 2.2 Existing Land Uses
3. Servicing
Until recently, the Town's water supply was sourced from aquifers and wells. In 2019, a water transmission
line was constructed from Grande Prairie, and the Town became a shareholder in Aquatera, a utilities
corporation that services the City of Grande Prairie, the County of Grande Prairie and the Town of Sexsmith.
Aquatera is now the Town's provider of all municipal water and wastewater services. The Town's wastewater
is currently collected through sewer lines and treated at a wastewater treatment lagoon located in the Town,
a facility that is in the process of being expanded and upgraded. The stormwater management system
consists of a ditch and swale drainage system with one stormwater pond located on the east side of Town.
4. Projected Growth
Table 2.1 presents the outcomes of recommended low, medium and high population projection scenarios that
were generated in support of this MDP project. A base year of 2019, and 30- and 50-year growth horizons
are used. The base year population estimate is informed by the 2016 federal census and the selected
average growth rates for each scenario are a result of observing the various average annual growth rates
over extended timeframes. The low scenario has an assumed average annual growth rate of 0.5% while the
medium and high scenarios have assumed rates of 1.5% and 2.5% respectively.
Table 2.1. Population Estimates
Year
Low
Medium
High
0.5%
1.5%
2.5%
2019
1,539
1,585
1,633
2049
1,787
2,478
3,424
2069
1,975
3,337
5,611
An observation of regional dynamics shows that Town's current role as a bedroom community in the Grande
Prairie region is likely to increase in the future due to recent and proposed upgrades in the Town's water and
sewer systems. The Town's limited servicing capacity has previously served as a constraint to development,
but the increases in capacity are expected to result in new growth opportunities. As a result, the preliminary
growth scenarios presented in Table 2.1 may be too conservative, and an alternate option must be
Residential
17%
Industrial
25%
Commercial
4%
Institutional
2%
Parks/Open Space
9%
Natural Area
11%
Public Utility
7%
Roads
21%
Railway
4%
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Municipal Development Plan
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Bylaw No. 726
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considered (see Table 2.2). The alternate low scenario has an assumed average annual growth rate of 1.0%
while the alternate medium and high scenarios have assumed rates of 2.0% and 3.0% respectively.
Table 2.2. Alternate Population Estimates
Year
Low
Medium
High
1.0%
2.0%
3.0%
2019
1,562
1,609
1,657
2049
2,105
2,914
4,021
2069
2,569
4,330
7,262
5. Growth Management
The Town has a current land base of 482 ha, of which 59% (283 ha) is developed. As a result, approximately
198 ha of undeveloped land remains to accommodate future growth, consisting of approximately 113 ha of
residential (including community/park land), 20 ha of commercial, and 65 ha of industrial land within current
Town boundaries.
Based on the preliminary population projections and assuming a medium growth scenario with an annual
growth rate of 1.5%, future land requirement estimates are presented in Table 2.3.
Table 2.3. Future Land Requirements
Land Supply/Requirement
Area (Gross Developable Hectares)*
Residential
Commercial
Industrial
In-Boundary Undeveloped Land Supply
113.3
20.5
64.6
10-Year Land Requirements
14.8
2.8
18.3
20-Year Land Requirements
32.2
6.0
39.4
25-Year Land Requirements
41.7
7.9
51.2
30-Year Land Requirements
52.2
9.8
64.0
40-Year Land Requirements
75.4
14.2
92.5
50-Year Land Requirements
102.4
19.3
125.6
*Bolded figures indicate where land requirements meet or exceed undeveloped land supply.
According to this projection, the Town has sufficient residential and commercial lands to meet its
requirements in excess of 50 years. However, at the 30-year mark it will come close to exhausting its
industrial land base. To accommodate growth projections for 50 years in the future, the Town will require an
additional 61 ha of industrial land.
Based in the alternate population projections and assuming a medium growth scenario with an annual growth
rate of 2%, future land requirement estimates are presented in Table 2.4.
At the 20-year mark, it is projected that the Town will have exhausted its current supply of undeveloped
industrial land. At the 30-year mark, it will have also exhausted its commercial land base. There are sufficient
residential lands within the current Town limits to meet its requirements for the next 40 years. To
accommodate growth projections for 50 years in the future, the Town will require an additional 44.4 ha of
residential land, 9 ha of commercial land and 127.7 ha of industrial land.
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Municipal Development Plan
Town of Wembley
Bylaw No. 726
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Table 2.4. Future Land Requirements (Alternate Projections)
Land Supply/Requirement
Area (Gross Developable Hectares)*
Residential
Commercial
Industrial
In-Boundary Undeveloped Land Supply
113.3
20.5
64.6
10-Year Land Requirements
20.3
3.8
24.9
20-Year Land Requirements
45.1
8.5
55.3
25-Year Land Requirements
59.4
11.2
72.9
30-Year Land Requirements
75.2
14.1
92.3
40-Year Land Requirements
112.0
21.1
137.4
50-Year Land Requirements
156.7
29.5
192.3
*Bolded figures indicate where land requirements meet or exceed undeveloped land supply.
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3.0
Guiding Principles
During the plan preparation and engagement activities the following major themes and guiding principles were
identified.
1. Core Principles
If the Town is to succeed in attracting new residents and economic development while enhancing the quality
of life of residents and supporting local businesses, then any decision made by Council, Administration or
stakeholders about growth must recognize the following principles:
-
Promote walkability with high quality, well connected pedestrian and bicycle infrastructure to support
mobility in all parts of the community;
-
That the long term sustainability of the Town is based on a strong and diverse commercial and industrial
base;
-
Initiate the development of new recreational and other public use space opportunities, and enhance
existing green spaces and parks to maximize their use; and
-
Leverage unique local advantages such as the proximity to Grande Prairie, the presence of the CN rail
line, and the strong sense of community to promote growth and sustainable development.
These principles are the core values that: reflect the character of the Town as identified in the planning
process; will provide a consistent set of principles for every decision made by Council or Administration; and
shall provide a foundation for the vision, objectives and policies of this Plan.
2. Major Themes
Participants in the planning process emphasized a desire to create new and improved opportunities in areas
such as:
-
Business development, especially supporting and promoting local businesses;
-
Infrastructure development, with an emphasis on walking and cycling connectivity; and
-
Arts, culture and recreation, especially the creation of more green space and parks, and cultural
activities to bring the community together.
Opportunities were also seen for increased senior housing projects and assisted living facilities to improve
the quality of life of the aging population group. There was also an interest for keeping the small-town feel
and limiting heavy industrial development.
3. Goals of the Plan
The goals of this Plan are as follows:
-
To provide opportunities for orderly and responsible Town growth;
-
To promote the development well-planned and pedestrian friendly residential neighbourhoods;
-
To enhance the Town's commercial and industrial land bases;
-
To build on the Town's location advantages to attract new commercial and industrial development;
-
To plan, develop and maintain parks, open spaces and community facilities that enhance the quality of
life of residents; and
-
To provide a framework for the upgrading and extension of municipal infrastructure.
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Municipal Development Plan
Town of Wembley
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4.0
General Development Policies
The following are general policies that apply across the Town. Subsequent sections of this Plan will address
policy content related to more specific land use areas.
1. Conformity with Legislation
The Town shall conform to the policies of the Province of Alberta, the Provincial Land Use Framework, the
Alberta Land Stewardship Act and any subsequent Regional Plan when considering amendments to this
Plan, the approval or amendment of other statutory plans, Land Use Bylaw amendments, and subdivision
and development approvals.
2. Future Land Use Concept
Future development in the Town shall generally conform to the land use areas as shown on Map 2.
3. Area Structure Plan (ASP)
The Town shall require that an ASP be prepared by the proponent/developer in accordance with Section 633
of the MGA, as a prerequisite to rezoning or subdivision approval in a previously undeveloped area. The ASP
shall address:
-
Conformity with this Plan, other statutory plans, and the Land Use Bylaw;
-
Proposed land uses and population generation;
-
The protection and integration of natural areas;
-
The location of public parks and trails;
-
Transportation networks and access;
-
Provision of municipal infrastructure;
-
Impacts on adjacent land uses and potential mitigation methods; and
-
Any other matters identified by the Town.
4. Technical Reports
The proponent of an ASP may be required to provide technical reports in support of the proposed
development. Such reports may include:
-
Phase 1 environmental site assessment;
-
Wetland assessment;
-
Geotechnical assessment;
-
Servicing design brief(s);
-
Air quality monitoring; and
-
Traffic impact assessment.
5. Development Agreement
When land is subdivided, developed or redeveloped the Town may require developers to enter into a
development agreement as a condition of approval to address the installation of infrastructure required to
serve the development.
6. Costs of Development
The developer shall be responsible for the costs incurred for the construction of infrastructure, including any
applicable offsite levies, required to serve or accommodate a proposed subdivision or development.
7. Land Use Bylaw
The Land Use Bylaw shall establish provisions and regulations for development and implement the policies of
this Plan.
8. Phasing of Development
The order of future development phasing will give first priority to infilling or existing serviced areas followed by
areas where infrastructure can be extended efficiently.
#
#
#
#
#
#
#
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus
DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
TOWN OF WEMBLEY
MUNICIPAL DEVELOPMENT PLAN:
MAP 2: FUTURE LAND USE CONCEPT
Municipal Boundary
Parcel
#
Future Growth Direction
Future Road
Residential
Commercial
Industrial
Institutional
Public Utility
Parks and Open Space
Environmental
Railway
Future Interchange
0
150
300
450
75
m
1:16,000¹
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5.0
Residential Development
The Town has a current (as of 2016 census) population of 1,516 accommodated in 609 homes, the vast majority
of which are single family dwellings. In addition to vacant and underutilized lots within the built-up area, large
stocks of undeveloped residential land are available in the south portion of the Town.
It is the intent of this Plan to ensure the continued orderly development of residential areas to optimize
maintenance and servicing costs, and to promote the infill of existing, vacant residential lots.
5.1
Objectives
-
Accommodate a range of residential dwelling types.
-
Encourage infill development and redevelopment of underutilized lots.
5.2
Policies
1. Applicability
The policies contained in this section apply to those lands identified as Residential on Map 2. The Town shall
direct future residential development to these areas.
2. Residential Land Supply
The Town should maintain a minimum 20-year supply of residential lands. As of 2019, the Town had an
approximate 113 ha supply of undeveloped residential lands, which is sufficient to meet its long-term growth
requirements.
3. Residential Growth Areas
The Town shall direct new residential development to existing built-up areas and new areas that are
contiguous to developed areas.
4. Infill
Infill development on vacant lots or the redevelopment of underutilized lots in existing residential
neighbourhoods is encouraged to optimize the use of existing roads, services, parks and other community
services. Infill development should be of similar scale and design to the surrounding properties to integrate
new development into the existing neighbourhood.
5. Multi-Unit Housing
The Town shall support the development of low profile medium density residential development such as
duplexes and townhouses at appropriate locations in the community.
6. Secondary Suites
The Town may encourage the development of secondary suites to provide an affordable and efficient housing
option for residents.
7. Seniors Housing
The Town, in cooperation with the Grande Spirit Foundation and other providers, shall explore the potential
for expanding the availability of seniors' housing in the community as demand warrants.
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Municipal Development Plan
Town of Wembley
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Locally Delivered.
6.0
Commerce and Industry
Commercial development in the Town primarily consists of a small commercial core on 100 Street, and retail
uses on 97 Street at the entrance to the Town. Future highway commercial development opportunities are
provided Highway 43. Industrial development is located at the north end of the Town between the CN Rail line
and Highway 43. There is a good supply of highly visible serviced and unserviced industrial and commercial land
available for development.
Despite this existing commercial and industrial base, the Town has an unbalanced (82:28) residential-non
residential assessment ratio. As a result, the development of new commercial and industrial uses is desirable to
ensure the Town's long-term financial viability. It is the intent of this Plan to provide guidance for the
development of future commercial and industrial development in a responsible fashion and facilitate expansion of
the Town's non-residential assessment base.
6.1
Objectives
-
Diversify the Town's economic tax base by attracting new and responsible commercial and industrial
businesses.
-
Accommodate a range of commercial development, including service, retail and office.
-
To develop initiatives for local economic development and promotion of the community as a place to do
business.
6.2
Policies
1. Applicability
The policies contained in this section apply to those lands identified as Commercial and Industrial on Map 2.
The Town shall direct future commercial and industrial development to these areas.
2. Commercial and Industrial Land Supply
The Town should maintain a minimum 20-year supply of commercial and industrial lands. As of 2019, the
Town had a 20 ha supply of undeveloped commercial lands and 65 ha of undeveloped industrial lands. This
supply is sufficient to meet the Town's short- and medium-term growth needs, but will be monitored regularly
so the Town can plan for security of land supply with the County for the long-term.
3. Economic Development Strategy
The Town shall prepare an Economic Development Strategy to provide clear guidance and strategies to
support the viability of existing businesses and to attract new and diverse businesses to the community.
4. Economic Growth
The Town shall actively promote its proximity to Highway 43 and the CN Rail line to attract businesses that
are engaged in activities that are dependent on these assets such as transportation and logistics, and
tourism.
5. Downtown Revitalization
Commercial development on vacant lots or the redevelopment of underutilized lots in the central commercial
area is encouraged. The Town should consider incentives to encourage revitalization of the area that may
include waiving development fees and/or similar measures for businesses that carry out improvements to
existing buildings, or pursue the adaptive reuse of under-utilized, vacant, or derelict commercial buildings.
6. Support for Philip J. Currie Dinosaur Museum
The museum is a key tourism and education facility in the community and its long term sustainability is
important to the economic development of the Town. The Town will continue to work closely with the Museum
on promotion and marketing efforts.
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7. Derelict Buildings
Through administration of the Unsightly Premises Bylaw No. 665, the Town shall actively encourage the
cleanup of derelict properties in the community.
8. Compatibility of Development
a) To address nuisances such as noise or traffic, commercial developments located adjacent to residential
land use districts shall:
-
Maintain development setbacks or yards;
-
Provide a landscaped or treed buffer and/or fencing along abutting site boundaries; and
-
Strategically locate parking, loading, waste collection areas, outdoor storage, and signage.
b) In addition to the measures identified under subsection (a), industrial activities shall not generate
emissions or other external effects that negatively impact air or water quality in the community.
9. Home Based Business
The Town, through the Land Use Bylaw, shall encourage and promote the development of home based
businesses.
10. Proximity to Oil and Gas
Subdivision and development applications shall identify any oil and gas facilities in the vicinity and comply
with required setbacks.
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Municipal Development Plan
Town of Wembley
Bylaw No. 726
Integrated Expertise.
Locally Delivered.
7.0
Parks and Recreation
Parks, recreation and cultural facilities are essential to a community's success as they are key contributors to the
overall health and wellbeing of Town residents and therefore improve quality of life. At present the Town is
underserved as it relates to park spaces in residential neighbourhoods, a need to address going forward. In
addition, there is an opportunity to better connect the community with the large wetlands that abut the Town to
the northeast and west.
7.1
Objectives
-
To create and maintain an integrated, accessible and well-planned system of open space, trails, parks
and recreational/cultural facilities.
-
To continue to provide recreation and cultural programming, and explore new opportunities.
7.2
Policies
1. Applicability
The policies of this section apply to those lands identified as Open Space/Community on Map 2, and will
serve to implement the Parks and Open Space network components shown on Map 3.
2. Park Spaces
Park and recreation spaces will be developed or upgraded to provide a variety of opportunities for all
residents for all seasons, and designed to consider ease of access, operation and maintenance.
3. Trails
The Town shall work with developers and community stakeholders to develop a trail system that connects
neighbourhoods with community facilities, school sites, and natural areas.
4. Joint Use Agreements
The Town should pursue partnerships and joint facility development opportunities with area school boards
through joint use agreements.
5. Recreation Programming
The Town commits to continued support for organizations, volunteer groups and non-governmental
organizations in the provision of recreational, social and cultural services The Town shall collaborate with
local volunteer boards, societies and neighbouring municipalities to monitor and identify opportunities for new
recreational and cultural programming.
6. Recreation and Parks Master Plan
The Town shall prepare a Recreation and Parks Master Plan to address the future development and
upgrading of parks, playgrounds, trails and recreation facilities on a comprehensive basis.
7. Community Centre
The Town shall continue to plan and develop a new community centre in the central core to replace the
current Town Office and community hall.
8. Dog Park
The Town shall explore opportunities to develop a dog park at an appropriate location in the community.
9. Municipal Reserve (MR)
As a condition of subdivision, the Town may require that a maximum of ten percent (10%) of the developable
lands be dedicated as MR in accordance with the MGA.
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
k
k
k
k
k
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus
DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
Municipal Boundary
Parcel
Future Road
Park Space/Community Facility*
1
1 Future Trail/Pedestrian Link*
k Future Neighbourhood Park*
TOWN OF WEMBLEY
MUNICIPAL DEVELOPMENT PLAN:
MAP 3: PARKS AND OPEN SPACE
0
150
300
450
75
m
1:15,457¹
*Configurations, alignments, and locations
are conceptual and will be confirmed
through more detailed planning
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Municipal Development Plan
Town of Wembley
Bylaw No. 726
15
10. MR Dedication
In the event that MR is dedicated, it shall be acquired in parcel form for the development of neighbourhood
parks, school sites, trail corridors, or buffers between residential and non-residential uses, except:
- In the case of commercial, industrial or other non-residential subdivisions, when money in place shall be
acquired in accordance with the Act; or
- Deferred to assemble larger school or recreation sites in accordance with an approved ASP.
11. Money in Place of MR
Money in place of MR shall be used to enhance and upgrade existing parks or acquire additional park areas.
12. School Location
The Peace Wapiti School Division has identified a need for a future school site in the Town. During the
planning process for new lands, the developer and Town shall work with the PWSD to secure an appropriate
site.
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Municipal Development Plan
Town of Wembley
Bylaw No. 726
Integrated Expertise.
Locally Delivered.
8.0
Transportation and Utilities
The provision and maintenance of municipal infrastructure and utilities is a key factor in the planning and
development of the Town.
This Plan includes infrastructure policies to ensure that all new developments are appropriately serviced and
meet the needs of the Town.
8.1
Objectives
-
To ensure that the Town provides an efficient and effective transportation network, and improves
pedestrian connectivity in the community.
-
To ensure that all development is municipally serviced or provides on-site water, wastewater servicing,
and manages stormwater.
-
To provide for the installation of alternative energy systems in the community.
8.2
Transportation Policies
1. Road Standards
All roads shall be developed and maintained in accordance with the Town's Design Standards.
2. Access Required
All proposed lots shall have direct access to a local roadway.
3. Pedestrian Connectivity
The Town shall endeavour to increase pedestrian connectivity in the community by:
-
improving or installing sidewalks where required between residential and commercial areas;
-
improving pedestrian crossing opportunities across the rail lands; and
-
developing a community trail system that connects residents to schools, recreation facilities, and natural
areas.
4. Trails Plan
The Town should prepare, in cooperation with the County, a regional trails plan that investigates connection
opportunities to Pipestone Creek and Lake Saskatoon.
5. Road Improvements
The Town shall prepare a capital plan to address road improvement and upgrading priorities.
6. Alberta Transportation
The Town shall refer all statutory plans and amendments, rezoning, and subdivision and development
applications that affect land located within 1.6 km of Highway 43 to Alberta Transportation for review and
comment.
7. Future Interchange
Alberta Transportation has long term plans to construct an interchange at the intersection of Highway 43 and
Highway 724/Range Road 83. The Town, in cooperation with other stakeholders, shall work with Alberta
Transportation during the design phase to ensure that the proposed location and configuration of the
interchange does not unnecessarily compromise access to the Town.
8. Impacts of Rail Activities
As a result of expanding rail-dependent and industrial activity in the Town and further to the west, the Town
shall work with the County, CN Rail, and industry stakeholders to review potential mitigation measures to
address noise and safety concerns that are attributable to increased rail traffic through the community.
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Municipal Development Plan
Town of Wembley
Bylaw No. 726
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8.3
Utilities and Servicing Policies
1. Extension of Services
Services shall be extended to new development areas in a contiguous, logical and efficient manner, in
accordance with an approved ASP and supporting engineering reports. Such service extensions shall be the
responsibility of the developer in accordance with the terms of a servicing agreement.
2. Water and Sanitary Sewer
All subdivision and development proposed shall be required to connect to the Town's municipal water and
sewer systems.
3. Servicing Master Plans
The Town shall work with Aquatera Utilities to prepare a Water and Sanitary Sewer Master Plan to address
the long term planning of the systems, ensure that the Town's long term growth needs can be met, and to
identify priorities for maintenance/upgrading. The Town may also undertake the preparation of a Storm
Drainage Master Plan if warranted by development pressures.
4. Capital Plan
The Town shall work with Aquatera Utilities to prepare a capital plan to identify priorities for future water and
sanitary sewer upgrades.
5. Private Services
The Town may allow industrial developments to be serviced with on-site sewage disposal facilities and water
systems in areas where municipal services are not available, provided such systems are constructed in
accordance with Provincial requirements and maintained by the owner. Private services shall only be allowed
on an interim basis, and are required to connect to municipal services when available.
6. Stormwater Servicing
Developers shall be required to provide detailed stormwater management plans as part of the subdivision
and development processes.
7. Alternative Energy
The Town may allow the development or installation of alternative energy systems, including solar collectors
and wind energy conversion systems in accordance with the Land Use Bylaw provided that such facilities are
compatible with adjacent land uses.
8. Air Quality
The Town shall work with local industry and other partner organizations as required to monitor air quality in
the community.
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Municipal Development Plan
Town of Wembley
Bylaw No. 726
Integrated Expertise.
Locally Delivered.
9.0
Intermunicipal Collaboration
The Town has a long history of cooperation with its municipal neighbours. The Town places great value on
collaborative initiatives as it helps maintain its long term sustainability, as well as that of its municipal neighbours.
9.1
Objectives
-
Maintain mutually beneficial relationships with adjacent municipalities or other stakeholders, as well as
Provincial and Federal agencies to achieve the objective of regional cooperation and regional planning.
-
To support intermunicipal planning.
9.2
Policies
1. Regional Planning
Once initiated by the Province, the Town shall participate in the preparation of the Upper Peace Regional
Plan.
2. Intermunicipal Plans and Agreements
The Town shall support intermunicipal planning and joint agreements with its neighbouring and partner
municipalities. The Town will further participate in the monitoring and review of these plans and agreements
to ensure they remain current and reflect the needs of the respective municipalities and area residents.
3. Intermunicipal Development Plan
The Town shall enter into the preparation of an Intermunicipal Development Plan with the County of Grande
Prairie No. 1 at such time as the Town's future growth needs warrant.
4. Watershed Management
In keeping with Alberta's "Water for Life" initiative, the Town shall work with provincial agencies and
neighbouring municipalities to protect watersheds and maintain the water quality of surface and groundwater
systems.
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June 2020
Municipal Development Plan
Town of Wembley
Bylaw No. 726
19
10.0 Monitoring and Review
This Plan will guide decisions about the future growth and development of the Town. More detailed planning is
required through subsequent stages of the planning process, including the implementation of the Land Use
Bylaw, and the subdivision and development approval process. Conformity between other statutory plans, the
Land Use Bylaw, and this Plan must be achieved.
This Plan must be reviewed on a regular basis to ensure that it adequately deals with new and evolving planning
and development trends and demands on the land. The Town's Council and Administration must be prepared at
any time to consider proposed amendments to this Plan in order to deal with unanticipated conditions, or
proposals contrary to this Plan, but deemed desirable by Council. If amendments are required, they shall be
carried out through a transparent public consultation process.
1. Plan Review
To ensure that this Plan continues to be current and relevant, it should be reviewed at 5 year intervals unless
changing conditions warrant a review prior to that time. Plan reviews may reflect such factors as legislative
change, changes to the local development climate, the impact of new major projects, or Council direction. In
undertaking such a review, consideration should be given to:
-
Reviewing annual land use changes and issues;
-
Reviewing best practices and new development trends; and
-
Communication and consultation with stakeholders.
2. Plan Amendments
If an amendment to this Plan or the Land Use Bylaw is required to accommodate a proposed subdivision, the
amendment shall receive third reading from Council prior to subdivision approval taking place.
3. Amendment Applications
The Town or a landowner may initiate an amendment to this Plan. An application to amend this Plan shall
include information respecting:
-
The purpose of the amendment, proposed amendment text and/or mapping;
-
An explanation of the rationale for the amendment; and
-
A statement outlining the effect of the proposed amendment on adjacent land uses and municipal
infrastructure and services.