Official Community Plan Bylaw 05-2012 (Consolidated 2020)
Grand Coulee, Saskatchewan
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Grand Coulee Official Community Plan
2012
Bylaw 05-2012
Consolidated 2020
(Bylaw 04-2013, Approved 2013) (07-2020, Approved 2020)
Table of Contents
Part 1.
Introduction and Background ........................................................................................... 3
1.0.
Purpose ................................................................................................................................ 3
1.1.
Authority and Mandate .................................................................................................... 3
1.2.
Location Map of Grand Coulee, Saskatchewan .......................................................... 4
Part 2.
Vision, Goals and Principles ............................................................................................ 5
2.0.
A Vision for Grand Coulee .............................................................................................. 5
2.1.
Goals for the Future of Grand Coulee .......................................................................... 5
2.2.
Guiding Principles .............................................................................................................. 6
Part 3.
Land Use Designations ...................................................................................................... 8
3.1.
Population Projection and Future Land Needs Assessment ........................................ 8
3.2.
Future Land Use .............................................................................................................. 13
Part 4.
Residential ........................................................................................................................ 14
4.0.
Objectives ........................................................................................................................ 14
4.1.
Policies .............................................................................................................................. 14
Part 5.
Commercial ...................................................................................................................... 16
5.0.
Objectives ........................................................................................................................ 16
5.1.
Policies .............................................................................................................................. 16
Part 6.
Business Park/Light Industrial ....................................................................................... 17
6.0.
Objectives ........................................................................................................................ 17
6.1.
Policies .............................................................................................................................. 17
Part 7.
Community Services ........................................................................................................ 19
7.0.
Objectives ........................................................................................................................ 19
7.1.
Policies .............................................................................................................................. 19
Part 8.
Public Utilities and Infrastructure ................................................................................. 21
8.0.
Objectives ........................................................................................................................ 21
8.1.
Policies .............................................................................................................................. 21
Part 9.
Inter-Municipal Cooperation ......................................................................................... 23
9.0.
Objectives ........................................................................................................................ 23
9.1.
Policies .............................................................................................................................. 23
Part 10. Implementation ................................................................................................................ 25
10.0. Zoning Bylaw ................................................................................................................... 25
10.1. Zoning Designations ....................................................................................................... 25
10.2. Subdivision, Concept Plans and Phasing of Development ...................................... 25
10.3. Rezoning of Land ............................................................................................................ 26
10.4. Contract Zoning and Direct Control ............................................................................ 27
10.5. Servicing Agreement ...................................................................................................... 27
10.6. Development Levy Bylaw .............................................................................................. 28
10.7. Building Bylaw ................................................................................................................. 28
Monitoring and Amendment ........................................................................................................... 28
10.8. Monitoring ........................................................................................................................ 28
10.9. Amendments ..................................................................................................................... 29
Part 11. Repeal and Effective Date of Bylaw .......................................................................... 30
Part 12. Appendices ..................................................................................................................... 31
Part 1. Introduction and Background
1.0.
Purpose
This Official Community Plan is adopted by The Town of Grand Coulee, in accordance The
Planning and Development Act, 2007, (the Act) to provide a framework of goals,
objectives and policies to guide the management and use of land, along with its future
development, within the Town limits. This Plan is
designed to assist decision makers in securing the
future and current goals of Grand Coulee while
ensuring that development takes place in an
orderly manner, balancing the environmental,
social, physical and economic needs of the
community.
1.1.
Authority and Mandate
Section 32, of the Act, states that an Official Community Plan must incorporate applicable
provincial land use policies and statements of provincial interest, with respect to:
sustainable current and future land use and development in the Municipality
current and future economic development
the general provision of public works
the management of lands that are subject to natural hazards, including flooding,
slumping and slope instability
the management of environmentally sensitive lands
source water protection
the means of implementing the Official Community Plan.
An Official Community Plan may also include:
statements of policy regarding sustainable current and future land use
and development in the Municipality
policies regarding the coordination of municipal programs relating to
development
policies regarding the use of dedicated lands
concept plans, pursuant to the Act
a map or series of maps that denote current or future land use or policy
areas
any other statements of policy relating to the physical, environmental,
economic, social or cultural development of the Municipality that Council
considers advisable
policies that address the coordination of land use and development, future
growth patterns and public works with adjacent municipalities.
1.2.
Location Map of Grand Coulee, Saskatchewan
Part 2. Vision, Goals and Principles
2.0.
A Vision for Grand Coulee
Grand Coulee is a community that exemplifies the best of small Town prairie living. Residents
enjoy a quiet and safe lifestyle that is built upon a strong community spirit. Grand Coulee is
an attractive and family-friendly community with a strong school, excellent recreational
opportunities and affordable housing options. The community grows responsibly by ensuring
that new development benefits the economic, social and environmental life of Grand Coulee
while maintaining the small Town atmosphere that is a cornerstone of living here.
2.1.
Goals for the Future of Grand Coulee
To ensure development makes efficient use of land and municipal
infrastructure.
To encourage development that creates a safe, livable and strong
community.
To make the Town environmentally, socially, culturally and
economically healthy and sustainable for future generations.
To encourage and facilitate public participation in the planning
process.
To work in cooperation with other groups, agencies, institutions and
governments, with continued involvement in the Moose Jaw-Regina
Corridor Planning Initiative.
2.2.
Guiding Principles
Land use principles are a foundation to guide action. The application of sound land use
principles will ensure that the needs and requirements of individual land uses are met
while minimizing any adverse impacts upon other land uses, municipal services and the
natural environment. These guiding principles are broad statements intended to assist
decision makers as they consider the impact of their choices both locally and regionally.
2.3.1 Balance of Interests and Flexibility
Planning decisions should consider and balance the interests of all stakeholders. This will
involve understanding the effect of development decisions on the cultural, natural, social
and economic environments. There may be situations where one interest outweighs another
and tradeoffs may be necessary. Council will apply this flexibility to determine an
outcome that is in the best interests of the community, region, and province.
2.3.2
Sustainability
Planning decisions should be enduring. This means that decisions on the management and
development of our community will be made with consideration to the requirements of
present and future generations ensuring healthy, prosperous, livable communities.
Conservation, reclamation, rehabilitation, mitigation and prevention are all tools that could
be employed to ensure that growth and development are sustainable.
2.3.3
Mutual Respect
Mutual respect between stakeholders is fundamental to good planning. Differences in
status, culture, traditions, social and economic views, and values must be respected as we
plan together to create a community. The needs and views of all people must be mutually
respected as Council works together with its public in the management of common
resources, and the development of economic, social, and environmental opportunities.
2.3.4
Cooperation
Cooperative planning maximizes the use of people and resources. Planning in
collaboration with multiple jurisdictions and sectors allows for greater access to resources,
a larger resource base, shared responsibility and wealth, and increases the opportunity
for growth and success.
2.3.5
Consultation
Consultation is integral to good development. The Town is committed to providing
opportunities for active and meaningful consultation with all segments of the community.
The Town will engage the community in the preparation of plans to guide land use and
development, and to communicate with the public as development opportunities are
considered. Consultation and cooperation in resolving land use issues between
municipalities or other jurisdictions is essential to
facilitate development.
2.3.6
Initiative and Enterprise
Success is achieved by combining planning with
individual initiative and enterprise. Planning
provides direction and timing for infrastructure
development to support individual business
decisions. Council recognizes that opportunities may
be missed if infrastructure is not available in a
timely manner. Council is committed to ensuring
that the local land use decisions support enterprise
and initiative. Council will negotiate fairly with
developers to ensure that the cost of development
is appropriately borne by those who benefit.
2.3.7
Learning and Innovation
Planning involves a process of learning and analysis. The Town accepts responsibility for
gathering and understanding information as it relates to development decisions. The
application of innovative solutions to planning issues will be carefully considered to
provide opportunities for successful development that might not have otherwise occurred.
2.3.8
Inter-Municipal Cooperation
Planning is a shared responsibility among provincial and municipal governments and
individuals. Strong communities embrace the principle of shared responsibility, where
citizens and decision makers are responsible for stimulating and sustaining the environment
and economy and where individuals and governments are accountable for decisions and
actions, in a spirit of partnership and open cooperation.
Guiding Principles
Balance of Interests and Flexibility
Sustainability
Mutual Respect
Cooperation
Consultation
Initiative and Enterprise
Learning and Innovation
Inter-Municipal Cooperation
Part 3. Land Use Designations
3.1.
Population Projection and Future Land Needs Assessment (Bylaw 07-
2020, Approved 2020)
Grand Coulee is in a unique position recognizing their connection and close relationship
with the nearby City of Regina. The Town acts as a bedroom community for Regina
characterised by limited local commercial activity and high rates of commuting for work.
As represented in the table below, Grand Coulee has thrived in this role maintaining
positive growth over the past 20 years.
1996
2001
2006
2011
2016
2020
Population
336
366
435
571
649
6621
Note 1. In order to estimate the current population, building permit data was reviewed
since the last census in 2016. The Town approved 4 new single-family dwellings since
2016 and based on an average household size of 3.2 persons per household, represents
an additional 13 people resulting in a current estimate of 662 in 2020.
The rate of growth over the past four-year period is much lower than the rate of growth
observed over previous census periods as a result of the lagoon approaching its service
capacity. The lack of service capacity has recently limited the Town's ability to approve
new development. It is anticipated that the rate of growth would have be much higher and
similar to the annual rate of growth observed over the previous census periods if this
constraint did not exist. As a result, the growth rates observed in previous census periods
(1996 to 2016) were used for this analysis.
Over the last five census periods, the Town has consistently experienced positive growth at
a higher rate than nearby City of Regina.
Growth Rates
Grand Coulee
Regina
20-year Growth Rate
2.4%
0.8%
15-year Growth Rate
2.9%
1.1%
10-year Growth Rate
3.3%
1.7%
5-year Growth Rate
2.4%
2.0%
The data suggests that Grand Coulee has benefited from its proximity to Regina and has
shared in the City's growth. The fact that growth exceeds the rate witnessed in Regina
suggests that there is a growing demand for alternative forms of residency.
Average Housing Values
Median Income
Grand Coulee
Regina
Grand Coulee
Regina
2016
446,664
363,071
61,227
42,676
Higher average housing values and median income in Grand Coulee suggests that the
Town has attracted a more affluent segment of the population which is consistent with
bedroom communities.
The above noted chart suggests that the Town is attractive to and is comprised primarily
of young families. The relatively small retired or senior population maybe attributed to a
number of factors including the need for more affordable housing and closer proximity to
key community services. It is anticipated that this trend will continue, and Grand Coulee
will remain a community that is centred around young families presenting a consistent
housing occupancy rate.
The following table presents three potential population growth scenarios based upon
historical data over the past 20-year period. The high growth scenario of 3.5% assumes
that local and regional economic growth will continue, that the Town's position relative to
surrounding communities will improve and that there are no encumbrances to growth
provided by municipal infrastructure capacities. The low growth scenario of 2% assumes a
slight contraction in regional economic activity and a higher degree of competition for
attracting new residents will exist between neighbouring communities. All of the scenarios
assume that municipal infrastructure capacity is present.
Growth
Scenario
High Growth
(3.5%)
Medium
Growth
(2.5%)
Low
Growth
(2%)
2020
662
662
662
2021
685
679
675
2022
709
696
689
2023
734
713
703
2024
760
731
717
2025
786
749
731
2026
814
768
746
2027
842
787
760
2028
872
807
776
2029
902
827
791
2030
934
847
807
2031
966
869
823
2032
1000
890
840
2033
1035
913
856
2034
1072
935
873
2035
1109
959
891
2036
1148
983
909
2037
1188
1007
927
2038
1230
1032
945
2039
1273
1058
964
2040
1317
1085
984
Selecting a growth scenario has implications to the community which need to be
considered. Overestimating the future land needs could result in over taxation of citizens
as investment in public facilities are large and funding for these improvements are
acquired predominantly through tax rates. Premature investments in construction of new
municipal infrastructure that is not necessary also takes away access to public funds that
are more imminently required. Underestimating the future land needs may result in an
artificial rise in land prices as a result of a lack of availability. This scenario also tends to
put increased pressure on municipal finances where the actual demand for services
exceeds the Town's financial plan for providing these services which results in a greater
reliance on debt financing.
A medium growth rate of 2.5% was used to assess the future land needed to
accommodate projected community growth to minimize the affects of an overestimate or
underestimate as defined above. This growth rate is also consistent with the rate
experienced over the past 20 years. Based upon the medium growth scenario the Town
population is forecasted to increase by 423 people over the next 20 years to a
population of 1085 people in 2040.
Residential Forecasting
Based upon the 2016 Census and municipal building permit records, there are currently
206 dwelling units in Grand Coulee, encompassing approximately 16 hectares of land.
Based upon the current population and the number of occupied dwellings, the Town has a
current dwelling occupancy rate of 3.2 persons per dwelling. According to municipal
records there are seven residential sites that are either serviced and undeveloped or
vacant and ready for occupancy. These infill lots encompass approximately 0.4 hectares
of land.
Forecasted Population
1085
Existing Developed Residential Land (ha)
16.05
Population per Hectare of Residential Land
0.024
Total Future Residential Land Base (ha)
26.30
Less Existing Developed Residential Land (ha)
16.05
Less Infill Land Area (ha)
0.39
Additional Residential Land Needed (ha)
9.86
Plus, Land Needed for Roads and Services
(25%)
2.46
Net New Residential Land Needed (ha)
12.32
The Town has designated approximately 66 hectares of land to accommodate future
residential development which exceeds the forecasted amount of land required. As a
result, future residential expansion is anticipated to be accommodated within the Town's
current corporate limits.
Commercial and Industrial Forecasting
There are no commercial or industrial businesses operating within the Town's corporate
limits. The Future Land Use Map has designated 3.4 hectares for the purposes of future
commercial development along Railway Avenue. A total of 53 hectares of land has been
designated for railway industrial and business park development.
To verify the adequacy of these designations, a review of similar sized communities was
completed to estimate a typical scale of commercial and industrial development relative
to population. Based upon this review a typical community of this size would likely see an
average commercial and industrial density of 80 to 120 persons per hectare. Using this
density range and considering the future forecasted population of 1085 people, future
commercial and industrial development may require between 9 and 13 hectares of land
including roads and utility areas and corridors to accommodate projected growth in these
sectors.
Community Service Forecast
The Planning and Development Act requires the dedication of 10% of the land proposed
for residential subdivision as municipal reserve whereas 5% of land intended to be
subdivided for commercial and industrial developments must be dedicated for this same
purpose. Community service, parks and recreational developments are typically situated
within municipal reserve. The Act also enables the Town to collect cash-in-lieu of municipal
reserve dedication where the Town deems that land dedication is less desirable which may
be used to purchase land for this purpose or for investment into existing recreational
facilities. The table below summarizes the potential future dedication of municipal reserve
for each form of development represented on the Future Land Use Map:
Land Use
Designation
Forecasted Land
Needs (ha)
Municipal Reserve
Estimate (ha)
Residential
12.4
1.24
Commercial
9
0.5
Industrial
9
0.5
Community Service
2.24
The FLUM map currently represents approximately 7.5 hectares of land designated for
future community service development.
3.2.
Future Land Use (Bylaw 07-2020, Approved 2020)
The future land use section designates land use patterns for the Town and specific policy
areas. The Future Land Use Map (Appendix "A") reflects the pattern of existing land use
that originated with subdivision and development, and designates future land use,
complemented by specific policies. The designation of land uses reflects the Town's
perspective on community development and provides a framework for decision-making.
Any development within these areas will be subject to specific zoning controls and site
review. The designations and the objective of each are as follows:
Residential - reflects existing areas of residential development, land subdivided
for residential development, and land intended for future residential growth.
Commercial - reflects future areas of commercial development.
Business Park - reflects future areas with business and light industrial
development potential.
Community Service - reflects existing major institutional uses, recreational uses
and public works. This use may occur in any area where it is compatible with
adjacent uses. This designation is typically reserved for key Town facilities.
Future Land Use - applies to land that may be developed within the 20-year time
horizon of this plan subject to infrastructure expansion and approval by Council.
Priority will be given to supporting future development in these designated areas.
Existing uses will be provided for; however, no additional development is
permitted that may jeopardize the future development of the land for urban uses.
Potential Land Use - applies to land that is likely to be developed beyond the
20-year time horizon of this plan. Council may at its discretion consider
development in these designated areas in advance of development in areas
designated as Future Land Use subject to the preparation of a concept plan and
confirmation of servicing for the area in response to a specific development
proposal. Existing uses will be provided for; however, no additional development
is permitted that may jeopardize the future development of the land for urban
uses.
Part 4. Residential
4.0.
Objectives
To develop new residential areas that offer a quality living environment, meeting
the needs of a variety of household types and incomes, in an efficient and
environmentally responsible manner.
To support redevelopment and infill
residential development to maximize the
use of existing infrastructure and services.
To ensure that dwellings, accessory
buildings and lots are constructed and
maintained to acceptable standards.
To foster entrepreneurship through home
based businesses that are clearly secondary to the residential use of the property
and compatible with the surrounding residential environment.
4.1.
Policies
4.2.1
A variety of housing styles, types of ownership, and choice of lot sizes shall be
encouraged to provide greater housing alternatives in Grand Coulee. The Future Land Use
Map will guide the development of residential and compatible land uses to accommodate
a variety of housing forms.
4.2.2
New residential areas shall be developed and integrated with existing
development in a manner that facilitates linkage to the community, efficient servicing, and
adheres to appropriate development standards to ensure an equitable quality of life for
all residents.
4.2.3
In planning new residential areas or rezoning portions of land for residential
use, Council will have regard to:
a) compatibility of adjacent land uses
b) the ability of the Town to provide cost effective municipal services
c) the impact on financial and capital planning by the Town
d) avoidance of environmentally sensitive and/or hazardous areas
e) zoning, subdivision design, street layout, and site planning
f) the ability for service provision (i.e. fire and snow removal)
g) the use of natural topography and drainage patterns to minimize the cost and
risks associated with storm drainage
h) provision of dedicated lands pursuant to The Planning and Development Act,
2007.
4.2.4
To encourage infill residential development within already built-up areas that:
a) helps to meet the housing needs of a diverse population; and
b) makes efficient use of municipal and community infrastructure.
4.2.5
The Town may acquire and subdivide land for residential purposes where there
is a need to expedite land for future expansion.
4.2.6
New residential developments and sub-divisions will be based upon
appropriate planning and engineering studies to ensure proper land use design for
engineering infrastructure and economical/functional service delivery (i.e. cul-de-sac
widths).
4.2.7
Multi-unit dwellings will be encouraged in locations that are considered to be
compatible with adjacent residential development, having regard to suitable street and
vehicular access and as regulated by the Zoning Bylaw.
4.2.8
Council will encourage sustainable residential building practices such as energy
efficiency and water conservation.
4.2.9
Home based businesses and occupations are an important element in
enhancing commercial enterprise and overall economic development in Grand Coulee.
They will be accommodated wherever possible and will be regulated by the Zoning
Bylaw.
4.2.10
In order to maintain the residential character, home based businesses will be
evaluated based on the:
a) potential for increased vehicular and pedestrian traffic in the neighbourhood
b) compatibility with neighbouring properties and potential for land use conflict
c) potential for nuisance related to noise, odours, dust or pollutants
d) appearance of the property resulting from business related use and structures
e) size of the business related to the area and the number of personnel involved in
the business.
Grand Coulee Official Community Plan - Part 5 - Commercial
- 16 -
Part 5. Commercial
5.0.
Objectives
To welcome new commercial development
to the community and to ensure there is
sufficient commercial land available for a
variety of commercial activities.
To provide for small-scale
retail/commercial development that meets
the needs of the Town while ensuring
compatibility with adjacent land uses.
To promote the highway access area for
appropriate commercial use.
To encourage varied choices in the location of mixed-use developments that relate
appropriately to surrounding developments.
5.1.
Policies
5.2.1
Local commercial enterprises that provide goods and services to Grand Coulee
residents and the greater community will be encouraged. The "Future Land Use Map"
(Appendix "A") identifies the potential location of future Commercial development.
5.2.2
A variety of lot sizes shall be provided to ensure the availability of land for a
broad range of commercial activities. Commercial areas shall be provided with adequate
infrastructure that can accommodate these developments in a timely, economical and
environmentally sustainable manner.
5.2.3
Commercial development will generally include uses serving the local community
and the travelling public. Service and retail commercial uses shall be regulated by the
Zoning Bylaw.
5.2.4
A mixed use development provides the opportunity for residents to live and
work in the same space. Mixed-use developments must include a residential component
and may require special consideration when choosing an appropriate location.
Grand Coulee Official Community Plan - Part 5 - Commercial
- 17 -
5.2.5
A mixed use development should provide a safe, comfortable, and attractive
environment to residents, pedestrians, and customers.
5.2.6
Mixed-use businesses that are clearly secondary to the residential use of the
property and compatible with the surrounding residential environment shall be
accommodated wherever possible and will be regulated by the Zoning Bylaw.
5.2.7
Commercial rezoning applications will be evaluated based on the:
a) potential for increased vehicular traffic in the community
b) compatibility with neighbouring properties and potential for land use conflict
c) potential for nuisance related to noise, odours, dust or pollutants
d) appearance of the property resulting from business related use and structures
e) size of the business related to the area and the number of personnel involved in
the business.
Part 6. Business Park/Light Industrial
6.0.
Objectives
To identify areas for long range future
business park development.
To provide for industrial development that
is compatible with adjacent uses.
To ensure there is sufficient land available
for secondary and service industries.
To accommodate future business park and
industrial development with a planned industrial park to provide a sufficient
supply and variety of parcel sizes and servicing levels to attract a diverse range
of industry.
To accommodate railway related industrial uses on Railway lands. (Bylaw 04-
2013, Approved 2013)
6.1.
Policies
6.2.1
The designation of additional land for industrial use shall take into
consideration the following criteria:
Grand Coulee Official Community Plan -Part 6 - Business Park/Light Industrial
- 18 -
a) The Site shall have direct and approved access to a major public road system.
b) The development will not generate additional traffic on residential streets.
c) The development shall not detract from the visual attractiveness of the area.
6.2.2
Industrial development shall be directed to lands readily accessible to existing
transportation infrastructure to provide for efficient transportation and shipping
operations.
6.2.3
Industrial and associated commercial development shall be encouraged to
cluster into nodes along established and future transportation interchanges.
6.2.4
Industrial areas shall be easily and economically serviceable with municipal
services or shall be limited to industries that do not require municipal services.
6.2.5
Industrial development shall be adequately buffered between adjacent uses.
6.2.6
Care shall be taken in the siting of industrial uses that normally create very
significant land use conflicts with regard to noise, vibration, smoke, dust, odor or potential
environmental contamination. Such uses shall be encouraged to find a location that
maximizes separation from residential areas and shall be visually screened or otherwise
buffered to protect adjacent land uses.
6.2.7
Industrial rezoning applications will be evaluated based on the:
a) potential for increased vehicular traffic in the community
b) compatibility with neighbouring properties and potential for land use conflict
c) potential for nuisance related to noise, odours, dust or pollutants
d) appearance of the property resulting from business related use and structures
e) size of the business related to the area and the number of personnel involved in
the business.
f) impact on municipal servicing.
6.2.8
Development of lands adjacent to and forming part of the Railway Right of Way will
be developed subject to any Railway regulatory requirements and will comply with all provisions
of the Plan particularly Section 8.2.13 and the Zoning Bylaw where feasible. (Bylaw 04-20136,
Approved 2013).
Grand Coulee Official Community Plan - Part 8 - Public Utilities and Infrastructure
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Part 7. Community Services
7.0.
Objectives
To encourage the coordination and integration of community facilities where
appropriate.
To encourage continued investment in
community services that benefits the Town
and surrounding area.
To provide park and outdoor recreation
space that meets the needs of the
community.
To work cooperatively with neighbouring
municipalities, community based organizations and the private sector to deliver a
wide range of community services and amenities.
7.1.
Policies
7.2.1
Proposed Community service developments will be evaluated based on:
a) location, site layout and proper vehicular access;
b) compatibility with adjacent land use;
c) provision of adequate municipal services; and
d) development standards provided by the Zoning Bylaw.
7.2.2
The Town will work with the Prairie Valley School Division supporting:
a) park space adjacent to the school
b) the joint use of school and community facilities as a means of providing cost
efficient services to the public
c) potential joint funding of community and recreational projects.
7.2.3
The Town will continue to maintain and improve park, playground and open
space development. Community beautification will be a focus in developing and
maintaining public spaces.
7.2.5
Strategies will be developed for the conservation of water in maintaining parks
and open space, including, but not limited to:
Grand Coulee Official Community Plan - Part 8 - Public Utilities and Infrastructure
- 20 -
a) hard landscaping, xeriscaping and controlled water techniques to reduce water
consumption
b) indigenous vegetation and drought resistant trees
c) dedication of land in natural low areas, and drainage swales.
7.2.6
Every subdivision servicing agreement will fulfill the requirements for dedicated
lands regarding recreational and park space.
7.2.7
Park space will be provided as required to meet public needs. Equitable
distribution of built and natural settings for recreation, including facilities, parklands, open
space areas, and trails shall be encouraged.
7.2.8
Natural areas and park space should be maintained, to the greatest extent
possible, as an environmental and educational resource to facilitate understanding and
appreciation of the natural environment.
7.2.9
Private sector development and operation of parks and recreation facilities will
be encouraged. Designation of lands for parks and recreational purposes indicates
suitability of such lands for the purpose and offers opportunity for private/public
partnerships or ownership.
7.2.10
Publicly or privately owned recreation and open space may consist of buffer
strips, walkways and utility rights-of-way.
7.2.11
The following factors will be considered in making decisions on the provision of
dedicated lands in the form of municipal reserve and environmental reserve:
a) in new residential development, developers will meet the requirements for the
dedication of municipal reserve areas for park space and the designation of
environmental reserve
b) where cash-in-lieu is taken, the money may be used to purchase municipal
reserves, particularly where the land can also be used for storm water
management or for expansion and development of public reserve and
environmental reserve as needed in other areas. Cash-in-lieu funds will be
placed in an account separate from other municipal funds
c) in new developments, developers should consider that dedicated lands provide
an extension to residential area parks and pedestrian connections to those
parks.
7.2.12
Where there is subdivision of land, any area that is determined to be hazard
land will be designated as environmental reserve in accordance with The Planning and
Development Act, 2007.
Grand Coulee Official Community Plan - Part 9 - Inter-Municipal Cooperation
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Part 8. Public Utilities and Infrastructure
8.0.
Objectives
To provide for the orderly development of
municipal and provincial utility infrastructure in
conformance with local land use policies and
environmental regulations.
To maintain an appropriate service level of all
utilities in order to ensure that the quality of life
for existing and future residents is not
adversely affected.
To provide an acceptable level of solid waste collection and disposal that is
economical and environmentally safe.
To provide a system of collector and local roads to accommodate anticipated
traffic movements within the Town and provide an effective linkage to the
provincial highway system.
To ensure that road design permits safe and convenient vehicle, pedestrian and
bicycle circulation.
8.1.
Policies
8.2.1
In accordance with The Municipalities Act, Council will prepare a capital works
plan that will be co-ordinated with policies of the Official Community Plan to ensure the
effective and efficient control of development and public spending.
8.2.2
The planning, phasing, and development of water and sewer services will be
based on:
a) conformance with environmental regulations
b) the demand for services and the need for upgrading
c) the financial resources of the Town
d) the logical extension of existing services.
8.2.3
All subdivision or development within new areas will require an analysis of
existing municipal servicing capacity to evaluate the ability for the Town to adequately
service new development. The Town shall minimize utility and infrastructure costs to the
Town in areas which presents special servicing problems.
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8.2.4
For subdivision of private land, the proponent will generally be responsible for
all costs associated with providing municipal utility services through a servicing agreement.
New subdivisions will be required to enter into a subdivision servicing agreement and all
roads and sidewalk construction must meet municipal requirements.
8.2.5
The Town will encourage development that effectively utilizes existing utility
infrastructure and does not place an excessive burden on Town utility services.
8.2.6
The Town will work towards increasing public awareness of conservation,
recycling and reduction of waste through communication with community residents.
8.2.7
Fire-fighting requirements will be considered as a part of every rezoning
application, subdivision review and servicing agreement.
8.2.8
A network of pedestrian/bicycle within the community shall be identified. In new
residential subdivisions, the provision and development of buffer and pathways will be
encouraged to separate incompatible land uses, and, if possible, to keep important
natural and nature-like areas generally intact.
8.2.9
Developments will ensure safe access and egress from adjacent roadways
without disrupting their transportation function by locating: on service roads adjacent to
highways, on municipal streets, roads or at existing intersections.
8.2.10
Street classification of local, arterial and collector streets should be established
in order to promote orderly and efficient street systems. Control of access points and/or
provision of service roads may be required in some instances.
8.2.11
New roads will be planned and constructed with regard to land use and
provision of suitable access. Property for road right-of-ways will be acquired through
dedication or an agreement for purchase at the time of development or redevelopment of
property.
8.2.12
Consultation with the Railways shall be required when a potential development
is proposed for a:
a) development or redevelopment proposals in proximity to rail facilities or for
proposals for rail-serviced industrial parks;
b) road and utility Infrastructure works which may affect a rail facility;
c) transportation plans that incorporate freight transportation issues; and
d) all new, expanded or modified rail facilities.
8.2.13
The Town should consult with the railways regarding proposed land
development and/or infrastructure projects which may have impacts on existing drainage
patterns. Similarly, the railways should consult with the Town where facility expansions or
changes may impact drainage patterns to adjacent uses.
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Part 9. Inter-Municipal Cooperation
9.0.
Objectives
To properly manage land use,
development and subdivision along the
rural-Town fringe in order to minimize
land use conflict with the neighbouring
municipality.
To continue participating with the Moose
Jaw-Regina Corridor District Planning
Initiative.
To consult and work with adjacent municipalities on regional land use matters and
development proposals.
9.1.
Policies
9.2.1
The Town will continue to work in partnership with other jurisdictions and other
agencies as a means of providing and sharing services effectively and efficiently.
9.2.2
The Town of Grand Coulee will continue to be involved in a number of inter-
municipal initiatives that focus on a cooperative approach to providing cost efficient and
effective services (fire protection, recreation, health care, emergency services, and
economic development).
9.2.3
The Town will consult with the Rural Municipality of Sherwood, No. 159 on land
use planning matters to support orderly development of neighbouring lands. The Town
will consult with the adjacent RM on the use of land in future development priority areas
identified by the Town. An agreement between the Town and RM to manage development
within these identified growth corridors should be explored, in order to prevent the need
for early annexation of these lands by the Town.
9.2.4
The Future Urban Development (FUD) District will be applied to lands within
Town limits intended for future development. The District will provide development control
until such time as the land is required for expansion, at which time the land may be
appropriately rezoned in accordance with the Official Community Plan.
9.2.5
The Town may undertake to alter its boundaries to ensure that they are able to
retain a 5-year supply of land or for the purposes of accommodating specific
development proposals where Town services are required.
9.2.6
Referrals from the RM respecting development proposals on nearby rural
municipal lands will be evaluated based on the following guidelines:
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a) the potential for land use conflict and compatibility with adjacent municipal
development or planned development
b) the impact on future land use
c) the effect on municipal services and inter-municipal agreements for services to
the rural area.
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Part 10.
Implementation
The following instruments will be used to implement the Official Community Plan.
10.0. Zoning Bylaw
In conjunction with the Official Community Plan, the Zoning Bylaw No. 06-2012 will control
the use of land. The Zoning Bylaw will establish
and prescribe uses for zoning districts and
regulations and incorporate flexible zoning
techniques.
10.1. Zoning Designations
The objective of each of the zoning districts
contained in the Zoning Bylaw is described below:
R - Residential District - to provide an area for residential development comprised of
primarily single detached dwellings along with compatible community service and public
work uses.
COM - Commercial District - to provide an area for neighbourhood retail commercial
uses that meet the needs of the Town.
CS - Community Service District - to provide for and regulate development of
institutional, recreational, and other community service uses.
BP - Business Park/Light Industrial District - to provide an area for development of
service oriented commercial uses and light industrial activities where separation from other
districts may be required.
FUD - Future Urban Development District - to control development in areas that are not
immediately required for development, but which have been slated for or may be
required in the future. Subdivision will not be permitted except for those uses that may be
allowed in the district as established by the Zoning Bylaw.
10.2. Subdivision, Concept Plans and Phasing of Development
10.3.1
The Town directs the subdivision of land through the Official Community Plan
and Zoning Bylaw. Subdivision will be supported where it meets the requirements of the
Official Community Plan and Zoning Bylaw. Council will apply these tools to guide
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subdivision and lot design, street layout, location of municipal reserve and other
dedicated lands, as well as exercise control over utility easements and leases.
10.3.2
Concept plans will be used to:
a) provide preliminary plans for proposed development
b) guide the phasing of development
c) identify street and lot layouts
d) identify land uses and density of development
e) determine the location and design of parks and pathways.
10.3.3
Development will proceed at a rate which meets residential, commercial and
industrial land requirements. This will involve phased development that:
a) occurs in an efficient and cost effective manner taking into consideration the
Town's capital works program and financial capability
b) ensures a choice of location for building sites
c) is orderly and geographically continuous
d) provides sufficient land so that market demands for land are met.
10.3.4
Whether there is a concept plan or not, Council may use a holding zone -
Urban Holding (UH) - symbol to identify the zoning districts associated with future phases
of development. Before removal of the UH symbol to allow the next phases of
development, Council will consider:
a) the degree of completion of the previous phase
b) the construction of necessary offsite infrastructure
c) the completion of specified items in a servicing agreement
d) the current demand for the new development.
10.3. Rezoning of Land
10.4.1
Council will consider the following
factors when dealing with applications to rezone,
subdivide and develop land:
a) conformity to the Official
Community Plan
b) suitability of the site for the proposed development
c) compatibility of existing adjacent land use
d) provision of dedicated lands as may be required for subdivision
e) the Town's financial capability to support the development
f) the adequate provision and timing of development of municipal services
g) the completion of a servicing agreement for onsite and offsite services.
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10.4. Contract Zoning and Direct Control
10.5.1
For purposes of accommodating a rezoning for unique development situations,
Council may consider entering into rezoning agreements, pursuant to provisions of The
Planning and Development Act, 2007, for site specific development based on the following
guidelines:
a) The rezoning to permit the development will not unduly conflict with adjacent
land uses that are legally permitted uses within the proposed or adjacent zoning
district;
b) The rezoning will be used to allow a specific use or range of uses contained
within the zoning district to which the land is being rezoned;
c) The development or redevelopment of the site for the specific use will be of
benefit to the immediate area and the Municipality as a whole.
d) The use of these zoning tools does not undermine the intent of the Plan or any
affected legislation such as The Condominium Act or Environment or Health
regulations.
10.5. Servicing Agreement
10.6.1
Where Council requires a Servicing
Agreement, the Agreement becomes a condition
of approval of a subdivision by the approving
authority. The Agreement will ensure that
municipal standards are met for capital works
and ensure that such infrastructure development costs are borne by the developer and
his/her customers. A Servicing Agreement will be required unless there are no services or
offsite levies required for a subdivision. Council may consider a general municipal share in
the cost of offsite infrastructure where the improvement is designed to serve more than the
subject subdivision.
10.6.2
Where a subdivision of land requires the installation or improvement of
municipal services such as water treatment, streets or sidewalks within the subdivision, the
developer will be required to enter into a Servicing Agreement with the Town to cover the
installation or improvements including, where necessary, charges to cover the costs of
improvement or upgrading of off-site services. Council will, by resolution, establish the
standards and requirements for such agreements and charges, including the posting of
performance bonds or letters of credit.
10.6.3
Council will undertake studies necessary to define the benefiting areas and the
unit costs associated with required capital upgrading of offsite services. The studies will
be used to determine a fair level of offsite servicing charges.
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10.6. Development Levy Bylaw
10.7.1
Council may provide for a Development Levy Bylaw. Where a development is
proposed that is of a greater density and requires the capital upgrading of services
beyond those originally provided for in the subdivision of the land, Council may by bylaw
provide for the recovery of those capital costs.
10.7.2
Council may adopt a bylaw that specifies the circumstances when offsite levies
will apply to development based on the additional capital costs for services created by
that development. The bylaw will contain a schedule of the unit costs to be applied.
10.7.3
Before adopting the bylaw, Council will undertake studies necessary to define
the benefiting areas and the unit costs associated with required capital upgrading of off-
site services. The studies will be used to determine a fair level of development levy
charges in relation to the subdivision offsite charges.
10.7. Building Bylaw
In accordance with The Uniform Building and Accessibility Standards Act, the Town will
ensure that building construction is regulated so that new construction is physically
acceptable to the community. The Building
Bylaw will control the minimum standard of
construction through the issuance of building
permits.
Monitoring and Amendment
10.8. Monitoring
The Official Community Plan is a document intended to
guide decision making over the long term and is not a static
document that commits the Town to an inflexible
development policy. As new issues and concerns arise, or
old ones change, the Plan shall be revised to meet these
changes. The "Plan" shall be reviewed after five years and
before ten years from the date of its adoption by Council to
evaluate the stated goals, objectives and policies as to their
relevancies.
The Official Community Plan must be kept up to date to ensure that the document will deal
with the real development issues facing the Town and the greater community. New
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implementation initiatives will be needed and priorities will require adjustment in response
to the varied and changing conditions in the Municipality.
10.9. Amendments
On occasion land uses or developments may be proposed that do not conform to the
Official Community Plan. The Plan can be amended in accordance with The Planning and
Development Act, 2007, to allow the new development to proceed, however, before any
amendment is made, the impact of the proposed change on the rest of the Plan and the
future development of the Town shall be examined. Any changes to the Plan or the Zoning
Bylaw shall be in the interest of the future development of the community as a whole.
Through periodical review and amendment the Plan should serve as an effective guide for
Council to make decisions on the future development of the Municipality.
Grand Coulee Official Community Plan - Part 11 - Repeal & Effective Date of Bylaw
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Part 11.
Repeal and Effective Date of Bylaw
Repeal
Bylaw No.20/86 as amended shall be repealed upon Bylaw 05-2012, the Official
Community Plan, coming into force and effect.
Ministerial Approval
This Bylaw is adopted pursuant to The Planning and Development Act, 2007, and shall
come into force on the date of final approval by the Minister of Municipal Affairs.
Council Readings and Adoption
Read a first time this 3rd day of April, 2012
Read a second time this 5th day of June, 2012
Read a third time and adopted this 3rd day of July, 2012
_______________________________
MAYOR
______________________________
ADMINISTRATOR
______________________________
Tim Cheesman, MCIP, PAg.
Part 12.
Appendices (Bylaw 04-2013, Approved 2013)(Bylaw 07-2020, Approved 2020)
Town of Grand Coulee Infrastructure Capacities
Population
649 (2016 Census)
Connections
Centralized treated water distribution and
wastewater collection
Water Supply
Buffalo Pound Water Treatment Plant
Surplus Capacity
New reservoir
Annual Water Treatment
Buffalo Pound Water Treatment Plant
Septic Treatment
Facultative 3 cell lagoon
Surplus Capacity
None
Solid Waste Management Transfer Station - Landfill
Contracted solid waste removal
Current Engineering Study
Water System Assessment - KGS (2011)
Wastewater System Assessment - Associated
Engineering (2020)
Public Wells or Well Heads
None
Water Lines/Utilities
As per servicing maps
Cemetery
None