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Town of Langham
Official Community Plan 2042
Bylaw No. 2018-03
2
Table of Contents
1. Introduction
5
1.1 Authority
5
1.2 Scope
5
1.3 Purpose
5
2. Community Context
6
2.1 Location
6
2.2 Population
6
3. Opportunities & Contraints
9
3.1 Infrastrcuture
9
3.2 Residential
10
3.3 Commercial/Industrial
10
3.4 Community Services
10
3.5 Regional Cooperation
11
4. Community Values & Goals
12
4.1 Community Values
12
4.2 Goals
13
4.3 Community Engagement
13
5.1 Context
15
5. Community Growth
15
5.3 Objectives
16
5.4 General Policies
16
6.1 Policy Context
17
6.2 Objectives
17
6. Residential
17
6.3 General Policies
18
7.1 Policy Context
21
7.2 Objectives
21
7.2.1 General Commercial
21
7. Commercial
21
7.3 General Policies
22
7.2.2 Downtown Commercial
22
7.2.3 Highway Commercial
22
7.4 Downtown Commercial Policies
24
7.5 Highway Commercial Policies
24
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Official Community Plan 2042
8.1 Policy Context
26
8.2 Objectives
26
8. Industrial
26
8.3 General Policies
27
9.1 Policy Context
29
9.2 Objectives
29
9. Servicing
29
9.3 General Policies
30
10.1 Policy Context
32
10.2 Objectives
32
10. Community Services
32
10.3 General Policies
33
11.1 Policy Context
34
11.2 Objectives
34
11. Public Amenities
34
11.3 General Policies
35
12.1 Policy Context
36
12.2 Objectives
36
12.3 General Policies
36
12. Hazard Lands
36
13.1 Policy Context
38
13.2 Objectives
38
13. Intermunicipal Cooperation
38
13.3 General Policies
39
14.1 Policy Context
41
14.2 Objectives
41
14. Natural & Cultural Resources
41
14.3 General Policies
42
15.1 Policy Context
44
15.2 Objectives
44
15.3 General Policies
44
15. Sustainability
44
16.1 Policy Context
45
16.2 Zoning Bylaw
45
16. Plan Implementation
45
16.3 Amendment to the Zoning Bylaw
47
16.4 Contract Zoning
47
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Town of Langham
16.5 Subdivision Application Review
47
16.6 Dedicated Lands
48
16.7 Municipal Land Banking
48
16.8 Land Exchange and Purchase
48
16.9 Building Bylaw
48
16.10 Development Levies & Servicing Fees
48
16.11 Concept Plans
49
16.12 Official Community Plan Updates
49
16.13 Further Studies
49
16.14 Provincial Land Use Policies and Interests
49
16.15 Binding
50
16.16 Definitions
50
Appendix A: Future Land Use Map
51
Appendix B: Record of Consultation
53
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Official Community Plan 2042
1. Introduction
1.1 AUTHORITY
In accordance with Sections 29 and 32 of The Planning and Development Act, 2007 (The Act), the
Council of the Town of Langham has prepared and adopted this Official Community Plan to provide
the Town with goals, objectives and policies relating to approximately 25 years of future growth and
development within the community.
Section 32 of The Act provides that the Official Community Plan is required to contain statements of
policy with respect to:
i.
sustainable current and future land use and development in the municipality;
ii. current and future economic development;
iii. the general provision of public works;
iv. the management of lands that are subject to natural hazards, including flooding, slumping
and slope instability;
v. the management of environmentally sensitive lands;
vi. source water protection; and
vii. the means of implementing the Official Community Plan.
1.2 SCOPE
The policies of this Official Community Plan shall apply to the incorporated area of the Town. Policies
which address the future development of areas outside the current limits of the Town will take effect
on annexation of those areas to the Town, or in conjunction with the Council of the Rural Municipality.
All development shall conform to the objectives and policies contained in this Official Community
Plan.
1.3 PURPOSE
This Official Community Plan is intended to serve as a statement of the community values, goals,
objectives and policies of the Town of Langham relating to the future growth and development of the
community. The policies are intended to provide Council with direction in establishing other bylaws
and programs to guide the future growth and establish guidelines for formulating decisions on future
land use and development proposals.
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Town of Langham
2. Community Context
2.1 LOCATION
The Town of Langham is located in central Saskatchewan approximately 30 km northwest of
Saskatoon and 105 km southeast of North Battleford. Langham is bordered by the RM of Corman Park
No. 344. The Town is located on a CN rail line, is situated adjacent to Highway 16, and is approximately
1600 metres southeast of the North Saskatchewan River.
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Official Community Plan 2042
2.2 POPULATION
Long range planning requires sufficient flexibility to respond efficiently when there are changes to the
population growth. Several factors contribute to population growth in a community which results in
estimating population trends for the future by using available historical data. Changes in communities
with smaller populations, such as the Town, are more difficult to predict, as a small number of
unexpected births, deaths, or migrations can have a larger effect on the percentage changes than they
would in a larger centre.
The population of Langham, per the 2016 census, was 1,496. A historical overview of Langham's
population is provided in Table 2-1 and population projections are provided in Table 2-2.
An analysis of historical population was done to understand the patterns of growth that have occurred
in the Town in the past. Table 2-1 provides the historical population data for the Town based on data
available from Statistics Canada based on the Canada Census.
Table 2-1
Historic Population Data - Statistics Canada
Years
Population
Growth Rate
2001
1145
2006
1120
-2.2
2011
1290
15.2
2016
1496
16.0
15-Year Average Annual Growth Rate (2001-2016)
2.0
10-Year Average Annual Growth Rate (2006-2016)
3.3
5-Year Average Annual Growth Rate (2011-2016)
3.2
The Town is in the third fastest growing economic region in Canada which positions the Town to
benefit from the growth of the CMA as a large economic center. The combination of growth within
the Saskatoon CMA, a direct transportation corridor via Highway 16 to Saskatoon, and relatively
lower housing costs in comparison to the region, provides the opportunity for the Town to establish
significant growth rates in the coming years.
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Town of Langham
Table 2-2 summarizes the projected population and residential growth estimates to 2042
based on a growth rate of 3.0% and 2.6 persons per household .
Table 2-2
Growth Projections
Year
Population
New Residences Required
2020
1725
100
2025
2000
200
2030
2325
330
2035
2700
470
2040
3125
635
2042
3325
713
Canada Census data indicates that the population of the Town increased by 15.2% from the
2006 to 2011, and 16.0% between 2011 to 2016. The population statistics indicate that the
average growth rate for the Town since 2001 is 3.1%.
Population projections inform long-range planning and infrastructure investment decision by
estimating the opportunity and extent of population growth based on historical population
growth, and attempting to make reasonable assumptions to where people will choose to
live. Population projections for the OCP have been developed based on a growth rate of
3.0% which was assumed based on historical population growth and to maintain consistency
with population projections applied in both the 2015 Water System Assessment, and the 2017
Wastewater Treatment Upgrade reports.
In the event that the actual growth rates are less than projected, the significance of
overestimating population projections is the extension of the development horizon
beyond the twenty-five-year planning horizon. This may result in constructing oversized
infrastructure representing a larger than required financial investment in an infrastructure
capital project.
While it is better to plan for additional growth, it is imperative that council review actual
population growth in unison with the objectives of the OCP to orderly plan infrastructure
improvements in a fiscally responsible manner to meet the needs of the community.
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Official Community Plan 2042
3. Opportunities & Contraints
3.1 INFRASTRCUTURE
To accommodate projected population growth and address aging infrastructure significant investment
and prioritization choices will be required. The Town's water supply, treatment and storage have all
been identified for investment and upgrades in the near term such as water source, treatment, storage
and distribution.
The waterworks system for the Town consists of
two raw water wells that draw water from the
Dalmeny aquifer, a water treatment plant (WTP),
and a network of distribution mains. The original
waterworks utility was installed in 1961 and
consisted of two groundwater wells supplying raw
water to a filtration and chlorination treatment
process. A new storage reservoir was constructed
in 1989 to provide additional reserve for the
growing community. The original raw water supply
and water treatment facility were demolished and
decommissioned in 2003-2004 when the new raw
water wells and WTP were constructed. According
to available records, there are three underground
treated water storage reservoirs with a combined
total net capacity of 1,245,000 L.
The lagoon has reached capacity which has
impacted the Town's ability to proceed with any further subdivision development. The capacity issues
facing the lagoon are largely attributed to population growth. The Town plans on constructing a new
lagoon which will approximately double the current capacity of the existing lagoon and allow for
addition development to occur. The Town currently uses Loraas Disposal for solid waste collection and
disposal to the Loraas Northern Landfill. The Town also has a transfer station in the northwest corner
where residents can dispose of solid waste materials. On-going maintenance of roads and sidewalks
will also require investment.
The significant infrastructure investments facing the Town pose a real challenge given their limited
fiscal capacity and an existing perception of high taxation and utility rates within the community. The
Town has completed a long-term infrastructure management plan which has a population planning
horizon of 3,325.
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Town of Langham
3.2 RESIDENTIAL
There is sufficient land within the existing Town boundaries to accommodate projected population
growth under the high growth scenario. Land identified to the southeast of the developed area
can accommodate a population upwards of 1,850 additional people. Although all the projected
population growth could be accommodated through greenfield development, an increasing
portion of residential development should be targeted towards infill development to utilize existing
infrastructure. Underdeveloped sites should be identified for new residential through a proactive
land use inventory to accommodate potential infill development opportunities. Aggressive policies
and incentives along with flexible and adaptive zoning regulations should be implemented to support
higher density, infill development and a variety of housing styles.
Where new neighbourhood development does take place a variety of housing types should be
supported to meet the Town's target density. New neighbourhood development shall be consistent
with the charges outlined in the Town's development bylaw.
3.3 COMMERCIAL/INDUSTRIAL
To support and encourage continued investment and development, the Town must be active and
responsive to opportunities. Clear policies and incentives need to be in place, identifying and
enacting the Town's priorities and support for development. Sufficient land should be identified to be
ready for opportunities as they arise including availability, servicing and zoning with time responsive
approval processes. Underutilized sites in the downtown, highway commercial, and industrial lands
should be identified and pursued for intensification development.
3.4 COMMUNITY SERVICES
The community recreational facilities and programs are considered well used and sufficient to
existing population demands. However, future growth will trigger gaps in the Town's existing facilities
capacities and condition/age of its infrastructure. Older facilities such as the Langham Community
Centennial Arena will continue to serve the community
with routine maintenance and upgrades.
The existing school facilities have capacity to respond to
projected growth. The elementary school may require
the addition of portables to respond to influxes of
students but otherwise there are no significant issues
identified with the facilities.
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Official Community Plan 2042
3.5 REGIONAL COOPERATION
The Town of Langham and the RM of Corman Park have engaged in regional collaboration through the
fire services and support for recreational services. Increased communication and cooperative planning
is needed to encourage economic development as well as respond to immediate issues including the
lagoon expansion. Engaging in a regional perspective and planning beyond the boundaries of the
Town can assist in identifying opportunities for further regional coordination and pooling of resources
to provide more cost effective and efficient services.
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Town of Langham
4. Community Values & Goals
4.1 COMMUNITY VALUES
Establishing core community values is essential in guiding the future growth for the Town. The
following five community values were developed in consultation with community leaders,
stakeholders, and through public engagement. These values reflect the community's intentions as
they relate to social, physical, environmental, and economic well-being of the Town which will be used
to guide the decisions regarding land use and development within the Town.
Sense of Community
Transparency & Engagement
Housing Affordability & Choice
Small Town Character
Natural Environment
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Official Community Plan 2042
4.2 GOALS
1. To direct development and growth of Langham towards a variety of land use activity in a
manner that will maintain a positive relationship with the shared community values, resource
capabilities, community strengths, and the broader region.
2. To protect the "small town" atmosphere of Langham, while allowing land owners to develop
suitable portions of their land, in an orderly, cost-efficient and appropriate way, consistent
with the shared community values and within financial capability of the community.
3. To promote and encourage innovative and sustainable development within the community,
enhancing residents' quality of life while conserving natural and financial resources.
4. To encourage commercial and industrial business development that is compatible with the
Town of Langham's shared community values.
5. To promote the redevelopment of lands with existing infrastructure and public services
and the maintenance and rehabilitation of existing residential, commercial and industrial
structures.
6. To encourage a variety of housing types which are affordable for all income levels and allows
for Langham to age in place.
7. To ensure the Town of Langham has sufficient land available for development to meet existing
and future market demands for residential, commercial and industrial uses.
8. To pursue partnerships and opportunities on economic development and other areas such as
infrastructure and service delivery.
9. To market and promote the Town of Langham as a safe, walkable, growing, clean, friendly, and
affordable community.
10. To obtain the support and assistance of senior governments in the realization of the goals
and objectives of this plan where such realization is consistent with the protection and
maintenance of federal and provincial interest.
11. To support and complement the Statements of Provincial Interests.
12. To promote and encourage a safe, accessible, and orderly multi-use transportation system
throughout Langham to enhance traffic movements.
13. To promote and encourage a variety of open spaces, parks, facilities, and activities that are
suitable for the needs and demographics of the community.
14. To protect and promote the Town of Langham's natural, cultural, and heritage resources as
significant community features.
4.3 COMMUNITY ENGAGEMENT
Public input into the community planning process is essential to ensure that the OCP reflects the
overall community goals and objectives for the municipality. A multi-tiered approach was taken to
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Town of Langham
engage residents and stakeholders in the community planning process employing a combination of
published and on-line materials, supplemented by personal interactions.
The project was initiated through the distribution of a printed newsletter intended to inform property
owners of the Town's intention to proceed with the preparation of updating the Official Community
Plan and directing them on how they could get involved in the project. Enclosed with the newsletter
was a survey intended for the residents to identify and aggregate the priorities and challenges as
they relate to current and future development in Langham. Residents were also asked to provide
comments on several issues and questions relating to future development of the Town. The survey
was the preliminary source of input received from the public which was essential in establishing initial
community values, goals, and objectives. A total of 810 surveys were distributed and the survey was
also available online via Survey Monkey. A total of 135 surveys were completed. A summary of the
survey results is appended to this plan as Appendix B.
A public event was hosted during the Langham Days festival on June 17, 2017, to introduce the
basis for updating the OCP to the broader public, confirm the community values as determined by
the completed surveys, and to initiate conversations concerning community values. The event was
intended to gain the public's perception regarding the future development of the Town including its
growth needs, what does growth look like, where they would like to grow, how they would like to
grow, and how the community has changed demographically and from a land use perspective.
Various community service providers were contacted regarding the Town's current level of service
through telephone interviews. The intention of the interviews was to determine the current
capacity of services based upon current populations and to obtain the community service providers
perspectives on what amount of community growth would trigger the need for expansion of
community facilities or services.
The Town Council was engaged throughout the process and played an instrumental role in informing
the community values, goals, objectives, and policies.
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Official Community Plan 2042
5.1 CONTEXT
Growth must be sustainable over the long term so that the quality of life in Langham is maintained
for future generations. To address short term demands and facilitate the long-term development
of the community, the Town will be proactive in managing and directing growth. To facilitate
economic development and population growth over the long-term planning horizon, the Town will
designate sufficient land to accommodate projected development for residential, commercial and
industrial land uses. Development will proceed in accordance with the Town's ability to provide
municipal services and infrastructure.
The Future Land Use Map attached as Appendix A identifies the existing land use pattern and the
proposed growth strategy envisioned by the Town and supported by the objectives and policies
set out in the Official Community Plan. The location of development shall conform to the Future
Land Use Map. When considering an amendment to the Future Land Use Map, a Concept Plan
will be required for the proposed area. The Concept Plan shall be consistent with the objectives
and policies of the Official Community Plan. Consideration will also be given to the impact of the
proposed change on the future development of Langham.
5. Community
Growth
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Town of Langham
5.4 GENERAL POLICIES
1. The Town will identify and prioritize vacant and underused sites where infill development can
occur and should be encouraged as a priority.
2. The Town will implement phasing techniques to regulate the short-term supply of residential
sites and promote higher density development near the downtown core.
3. The Town will encourage innovative approaches to the design and development of new
neighbourhoods while maintaining the small-town character.
4. The Town will identify an inventory of serviced and serviceable lands, ready for development to
position the Town to capitalize on and respond to investment and development opportunities.
5. Provide clear and accessible information to the public and private sector to guide investment and
development.
6. Areas within the Town not immediately required for urban development and where the future use
of the land or the timing of development is uncertain will be identified as Potential on the Future
Land Use Map.
7. Apply a consistent population planning horizon in determining infrastructure investment and
delivery of municipal services.
5.3 OBJECTIVES
1. To promote public investment and land use planning opportunities for infill and more
compact form development near the downtown core.
2. To identify adequate inventories of suitable land for future development.
3. To take a proactive approach in infrastructure planning and ensure municipal service
capacities are available to accommodate additional development.
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Official Community Plan 2042
6. Residential
6.1 POLICY CONTEXT
The Town of Langham is a desirable place to live
and grow. It provides a variety of residential
options with the convenience of being in relatively
close proximity to the City of Saskatoon. The
demand for new residential development is
expected to grow following the completion of
the Town's new lagoon; however, a balance
needs to be achieved between the density of new
developments and maintaining the small-town
character.
The OCP identifies opportunities for residential development that align with the Town's fiscal
capacity to accommodate growth and strengthen the community cohesiveness. The Town
recognizes the need for proactive policies and incentives to encourage and prioritize development
in support of effective compact growth management in the vicinity of the downtown core area
and investment in municipal services and infrastructure. In support of the Town's desire to
maintain the small-town character of Langham, residential development of a lower density
will be supported in the greenfield development areas. To maintain the existing character of
the community, residential development should be integrated with and complement existing
development.
6.2 OBJECTIVES
1. To ensure an adequate supply of serviced land is available to meet the demand for
residential development.
2. To allow for a full range of residential forms and densities which maximize housing
accessibility for persons in all socioeconomic groups.
3. To provide locations for modular and prefabricated homes in a specific area of the Town,
complementary to other residential uses.
4. To ensure that buildings and lots are constructed and maintained to acceptable
standards.
5. To facilitate economic development and foster entrepreneurship through home
based businesses that are clearly secondary to the residential use of the property and
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Town of Langham
6.3 GENERAL POLICIES
FUTURE LAND USE MAP
1. Initially, new residential development will be encouraged to locate in the areas noted as "Future
Residential" on the Future Land Use Concept. At the time of subdivision, these areas will be zoned,
in the Zoning Bylaw, for residential uses and compatible development. Prior to such rezoning,
development in these areas will be regulated to prevent development of uses which would conflict
with the long-term use of these areas.
2. When land is no longer available to accommodate additional residential development in the
areas noted as "Future Residential" on the Future Land Use Map, new residential development
will be encouraged to locate in the areas noted as "Potential Residential" on the Future Land Use
Concept. At the time of subdivision, these lands will be zoned, in the Zoning Bylaw, for residential
uses and compatible development once plans for such development have advanced to the point
where the appropriate residential zoning designation has been clarified and once the provision
of municipal services has advanced to the point where additional development in the area can be
serviced in a cost-effective manner.
3. Decisions regarding the addition of new residential development will consider the rate of serviced
lot uptake in the preceding three-year period and will seek to ensure a maximum three to five-year
supply of serviced lots is available. Council, at its discretion, may relax this requirement where a
proposal demonstrates that the proposed additional residential development serves to diversify
the range of dwelling types available within the Town.
CONCEPT PLANS
4. To ensure that new residential developments complement existing and future development in
Langham, the Town may require that a Concept Plan be submitted for Council approval prior to
consideration of rezoning or a subdivision application. At Council's request this report may, at a
minimum, include the following items:
i.
a general description of the development area including its topography, natural amenities
and a summary of surrounding development;
ii. the proposed number of lots proposed along with a lot phasing plan where intended;
iii. a development concept plan illustrating how the proposal accommodates issues of open
compatible with the surrounding residential environment.
6. To support the development of pedestrian friendly, walkable and connected
neighbourhoods.
7. To ensure that future forms of residential development are compatible with existing
development, maintaining the character of Langham's residential neighbourhoods.
8. To encourage green development practices which support energy and water efficiency
and promote the use of sustainable materials.
9. To accommodate affordable and alternative housing opportunities for the residents of
Langham to age in place.
10. To maintain a target density of 12.5 units per gross hectare in new residential
developments.
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Official Community Plan 2042
space, roadways, densities and land use compatibility;
iv. written confirmation from the appropriate provincial regulatory body regarding the existence
and potential management of local heritage resources;
v. a written assessment of the potential impact of the proposed development on local
ecologically significant and sensitive wildlife or aquatic habitat;
vi. a drainage study and conceptual storm drainage plan prepared by a professional engineer
duly licenced to practice in the Province of Saskatchewan;
vii. evidence of public consultation including documentation of interactions and issues identified
along with identification of how the development will seek to respond to these issues; and
viii. a written report identifying specifically how the proposed development complies with the
intent of this Plan and the applicable development policies contained herein
5. The preceding list of application requirements is not considered comprehensive and additional
investigations may be required at the sole discretion of Council where local circumstances warrant
additional investigation.
6. Notwithstanding subsection 3, where the proposed development is deemed by the Council to
impact existing municipal roadways, a municipal roadway assessment shall be prepared by a
professional engineer duly licensed to practise in the Province of Saskatchewan providing an
evaluation and confirmation of the physical and functional capacity of municipal access roads
serving the property as well providing recommendations regarding any necessary improvements
to the roadway infrastructure required to support the proposed subdivision or development.
7. Notwithstanding subsection 3, where in the opinion of Council, the location of the proposed
development exhibits hazardous characteristics including but not limited to a propensity for
flooding, a high ground water table or slope instability; a geotechnical report prepared by a
professional engineer duly licenced to practice in the Province of Saskatchewan shall be prepared
confirming the suitability of the proposed development and its density based upon an assessment
of local soil and groundwater conditions. This report should also include recommendations
concerning road construction and minimum building foundation construction requirements.
ZONING BYLAW
8. A separate zoning district for modular homes and compatible development, will be established in
the Zoning Bylaw. Extension of the modular home district into additional areas will be considered
on a case-by-case basis, as demand warrants, in conjunction with new residential subdivisions.
9. A series of residential districts will be provided for a full range of residential uses. These districts
will provide varying levels of restrictions on residential types and dwelling unit densities. Single
detached dwellings and certain community facilities will be permitted in all residential districts.
Higher density residential uses and, at Council's discretion, other potential compatible uses
will be allowed in only those areas in which increased residential densities and a wider range of
compatible uses are determined to be appropriate.
10. Council shall, in the Zoning Bylaw, authorize the relaxation of rear yard requirements for corner
lots in residential districts, if larger side yards are provided along the flanking street.
11. Subject to compliance with the Zoning Bylaw regulations including confirmation of servicing
capacity, the will Town support the development of secondary suites to diversify the range of
housing and to assist in encouraging compact development.
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Town of Langham
12. The Zoning Bylaw shall specify the types of activities and uses to be permitted as home based
businesses. Such uses are to be compatible with a residential environment and will not create
land use conflicts.
13. The Zoning Bylaw shall contain development standards pertaining to permitted and discretionary
home based businesses, including standards for parking, use of accessory buildings, storage,
product sales, resident and non-resident employees, number of business related vehicle trips per
day, and other relevant matters.
14. Those types of home based businesses that are generally compatible with a residential
environment, but may involve certain activities that are not acceptable in all locations, may be
specified in the Zoning Bylaw as discretionary uses, and permitted only at Council's discretion.
15. Home based businesses shall be accommodated, provided they are clearly secondary to the
principal residential use of the dwelling unit and are compatible with the residential environment.
16. Home based businesses shall be compatible with nearby residential properties and shall preserve
the amenity of the overall residential environment. Home based businesses shall not generate
traffic, parking, noise, electrical interference, vibration, odour or other elements that are not
normally found in the residential environment.
SUSTAINABLE DEVELOPMENT FORMS
17. The Town will encourage compact forms of development in the vicinity of the Main Street Business
District.
18. New residential neighborhoods shall be designed to reduce the costs related to construction,
operation and maintenance of public infrastructure, including community and emergency
services.
19. Council may promote and advertise the Town, and the associated high quality of life and
amenities in the Town, to encourage individuals and families to locate their residences in
Langham.
20. The Town will collaborate with other levels of government and organizations to facilitate housing
accessibility.
21. Infill or redevelopment of existing or underutilised residential lots will be encouraged.
22. To promote walkability and the use of alternative transportation modes, residential areas shall
be designed to serve pedestrian and cycling traffic as well as automobile traffic, creating safe and
efficient linkages to schools, parks, public facilities and other community destinations.
SERVICING
23. The Town will encourage subdivision and servicing of land for residential purposes where there is
existing available servicing capacity.
24. Building maintenance and upkeep is important to preserve a visually pleasing community.
Construction of buildings should be completed and lots landscaped.
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Official Community Plan 2042
7. Commercial
7.1 POLICY CONTEXT
The Town recognizes commercial development
and investment as a critical element to the
health and vibrancy of the community. The
Town will seek to support and revitalize the
downtown core, incent new commercial
investment and be ready and responsive to
economic opportunities as they arise.
Two areas have been identified and designated within the Town to direct and accommodate a
diverse range of commercial activities and support services. The Downtown Commercial Area
is the desired focal point for commercial development catering to specialized retail, goods and
service shops, financial, professional and personal services. Future development in the Downtown
Commercial Area should support and enhance this form of commercial development, allowing
residents to "shop locally" for all their necessary needs.
The highway commercial area acts as the entrance corridor to Langham serving the needs of the
traveling public and accommodating large format commercial businesses. Future development in
this area should support and enhance the visual image of the community and accessibility of the
area.
Vacant or underutilized sites and buildings within the existing commercial development areas
provide the opportunity for revitalization, redevelopment and intensification. The Town will
explore incentives and work with the property owners to encourage investment into existing
developments and support the revitalization in these commercial areas.
7.2 OBJECTIVES
7.2.1
GENERAL COMMERCIAL
1. To attract investment and foster economic growth.
2. To encourage business and increase employment and residential population within the
Town.
3. To accommodate and encourage the redevelopment, demolition, and reclamation of
obsolete and underutilized commercial buildings and vacant commercial land into
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Town of Langham
7.3 GENERAL POLICIES
FUTURE LAND USE MAP
1. Council will consider extending commercial development and subdivision to those areas shown
as "Future Commercial" and within the "Main Street Business District", on the Future Land Use
Concept, as demand warrants.
2. The areas shown as "Main Street Business District" will be zoned for a mix of commercial,
community service and residential uses which would not conflict with the long-term future use of
this area.
3. The areas shown as "Existing, Future, and Proposed Commercial" on the Future Land Use Map,
that are adjacent to Highway 16, will be zoned for highway commercial uses and compatible
development.
4. Council will consider extending highway commercial zoning to those areas shown as "Future
commercial businesses.
7.2.2
DOWNTOWN COMMERCIAL
1. To focus the community's future commercial growth to the downtown area.
2. To create, maintain, and enhance a healthy, cohesive, viable, and dynamic downtown
commercial area.
3. To encourage the development of new commercial enterprises in downtown Langham.
4. To ensure an available supply of land for downtown commercial development.
5. To ensure the downtown commercial area and its services are accessible by seniors and all
mobility levels.
6. To ensure that commercial buildings and sites are constructed and maintained to
acceptable standards.
7. To provide for higher density housing in areas near the downtown.
8. To ensure growth of the downtown does not conflict with adjacent development.
7.2.3
HIGHWAY COMMERCIAL
1. To ensure that sufficient land is designated along Highway 16, for development of highway
commercial use.
2. To restrict development of larger format commercial uses to the designated highway
commercial areas.
3. To promote the expansion of existing highway commercial operations and encourage new
development in the existing highway commercial area.
4. To encourage and facilitate visually appealing entries to the Town through existing and
future highway commercial areas.
5. To ensure that commercial buildings and sites are constructed and maintained to
acceptable standards.
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Official Community Plan 2042
Commercial", on the Future Land Use Map, as demand warrants. Prior to such re-zoning,
development in these areas will be regulated to prevent development of uses which would conflict
with the long-term use of these areas.
5. When land is no longer available to accommodate additional highway commercial development
in the areas noted as "Existing and Future Commercial" along Highway 16 on the Future Land Use
Map, new commercial development will be encouraged to locate in the areas noted as "Potential
Commercial" on the Future Land Use Map. At the time of subdivision, these lands will be zoned,
in the Zoning Bylaw, for commercial uses and compatible development once the provision of
municipal services has advanced to the point where additional development in the area can be
serviced in a cost-effective manner.
CONCEPT PLANS
6. To ensure that new commercial developments complement existing and future development in
Langham, the Town may require that a Concept Plan be submitted for Council approval prior to
consideration of rezoning or a subdivision application. At Council's request this report may, at a
minimum, include the following items:
i.
a general description of the development area including its topography, natural amenities
and a summary of surrounding development;
ii. the proposed number of lots proposed along with a lot phasing plan where intended;
iii. a development concept plan illustrating how the proposal accommodates issues of open
space, roadways, densities and land use compatibility;
iv. written confirmation from the appropriate provincial regulatory body regarding the existence
and potential management of local heritage resources;
v. a written assessment of the potential impact of the proposed development on local
ecologically significant and sensitive wildlife or aquatic habitat;
vi. a drainage study and conceptual storm drainage plan prepared by a professional engineer
duly licenced to practice in the Province of Saskatchewan;
vii. evidence of public consultation including documentation of interactions and issues identified
along with identification of how the development will seek to respond to these issues; and
viii. a written report identifying specifically how the proposed development complies with the
intent of this Plan and the applicable development policies contained herein
7. The preceding list of application requirements is not considered comprehensive and additional
investigations may be required at the sole discretion of Council where local circumstances warrant
additional investigation.
8. Notwithstanding subsection 3, where the proposed development is deemed by the Council to
impact existing municipal roadways, a municipal roadway assessment shall be prepared by a
professional engineer duly licensed to practise in the Province of Saskatchewan providing an
evaluation and confirmation of the physical and functional capacity of municipal access roads
serving the property as well providing recommendations regarding any necessary improvements
to the roadway infrastructure required to support the proposed subdivision or development.
9. Notwithstanding subsection 3, where in the opinion of Council, the location of the proposed
development exhibits hazardous characteristics including but not limited to a propensity for
flooding, a high ground water table or slope instability; a geotechnical report prepared by a
professional engineer duly licenced to practice in the Province of Saskatchewan shall be prepared
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Town of Langham
7.4 DOWNTOWN COMMERCIAL POLICIES
1. The Zoning Bylaw will contain a downtown commercial district to provide for a wide range of
downtown commercial and other compatible uses.
2. Council will continue to promote the Town as a place for new business development.
3. Council shall strive to promote and encourage the revitalization of the Town's downtown
commercial area and may use such actions and tools, including but not limited to: the
construction of infrastructure; investment in public buildings and public realm improvements such
as streetscapes and public park development; encouragement of public - private partnerships;
tax abatement incentives; incentives to promote the use of vacant and underutilised buildings or
sites; and planning and building permit fee rebates.
4. Where necessary, the Town will consider the acquisition of land for additional downtown
commercial development, to facilitate the further establishment of commercial uses in the Main
Street Business District.
5. A land use pattern that reflects higher density residential development (i.e. increased multiple unit
developments) in the Main Street Business District, will be encouraged through residential and
other zoning designations.
6. To promote the downtown commercial area as a walkable place where people of all ages and
mobility levels can stay, play, and shop.
7.5 HIGHWAY COMMERCIAL POLICIES
1. The Zoning Bylaw will contain a highway commercial district to provide for a wide range of
highway commercial and other compatible uses.
2. To ensure a viable and dynamic downtown commercial area, the highway commercial district
will only provide for commercial uses that are oriented to the highway, encouraging non-highway
commercial uses to locate downtown.
3. Where necessary, the Town will undertake to acquire land for highway commercial development
through purchase or exchange.
4. Industrial uses such as storage, warehousing, or freight and cartage operations may be allowed in
highway commercial areas at Council's discretion.
5. Council may by resolution, adopt policies that provide business incentives and may use such
actions and tools, including but not limited to, the construction of infrastructure, investment
in public buildings and public realm improvements such as streetscapes and public park
development, encouragement of public -private partnerships, tax abatement incentives,
incentives to promote the use of vacant and underutilized buildings or sites, and planning and
confirming the suitability of the proposed development and its density based upon an assessment
of local soil and groundwater conditions. This report should also include recommendations
concerning road construction and minimum building foundation construction requirements.
10. Building maintenance and upkeep is important to preserve a visually pleasing community.
11. Construction of buildings should be completed and lots landscaped.
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Official Community Plan 2042
development permit fee rebates.
6. To facilitate development of visually appealing entry points into the Town along Highway 16,
Council may:
i.
initiate the preparation of a coordinated highway entry enhancement master plan or strategy;
ii. provide financial support for the implementation of such a master plan or strategy; and
iii. establish landscaping requirements and signage standards in highway commercial areas.
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Town of Langham
8. Industrial
8.1 POLICY CONTEXT
The Town recognizes industrial development as an opportunity for growth to strengthen its
economy. Industrial development and expansion supports a diversified tax base, supports local
business and provides for local employment opportunities. Langham has sufficient area of
land for industrial development along its western boundary south of the CN Rail line. Industrial
lands have been identified in areas that would provide access to major transportation systems
and support the clustering of industrial development for efficient service provision and to
maintain compatible land use. Industrial development will be encouraged to locate in vacant and
underutilized sites prior to initiating new industrial development areas. Where new industrial
areas are initiated, they will be encouraged to develop in an organized and efficient manner to
most effectively use municipal services and land.
Vacant or underutilized sites and buildings
within the existing commercial development
areas provide the opportunity for revitalization,
redevelopment and intensification. The Town
will explore incentives and work with the
property owners to encourage investment
into existing developments and support the
revitalization in these commercial areas.
8.2 OBJECTIVES
1. To attract new industrial operations to Langham.
2. To identify areas for the development of industrial operations which will minimize
conflicts with other land uses.
3. To ensure that industrial development and sites are adequately buffered, screened and
separated from incompatible land uses.
4. To encourage and facilitate visually appealing industrial development areas.
5. To ensure industrial development is consistent with the available capacities of the
Town's infrastructure to support such development, given the wide range of servicing
requirements for different forms of industrial development.
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Official Community Plan 2042
8.3 GENERAL POLICIES
FUTURE LAND USE MAP
1. The area shown as "Industrial", on the Future Land Use Concept will be zoned for industrial uses
and compatible development.
2. When sufficient land is no longer available to accommodate additional industrial development
(pursuant to policies contained in Section 3.9.3 - Agricultural Land and Fringe Area), new industrial
development will be encouraged to locate in the areas noted as "Potential Industrial" on the Future
Land Use Concept. Subject to policies contained in Section 3.9.3 - Agricultural Land and Fringe
Areas and the relocation and reclamation of the existing lagoon (as identified on the Future Land
Use Map), Council will initiate required actions to bring the areas noted as "Potential Industrial"
within the corporate limits of the Town through municipal boundary alteration. These areas will
be zoned, in the Zoning Bylaw, for future urban development or for industrial uses and compatible
development when they are included within the corporate limits of the Town. Those lands that
are designated and zoned for future urban development will be rezoned for industrial uses and
compatible development once the provision of municipal services has advanced to the point
where additional development in the area can be serviced in a cost-effective manner.
CONCEPT PLANS
3. To ensure that new industrial developments complement existing and future development in
Langham, the Town may require that a Concept Plan be submitted for Council approval prior to
consideration of rezoning or a subdivision application. At Council's request this report may, at a
minimum, include the following items:
i.
a general description of the development area including its topography, natural amenities
and a summary of surrounding development;
ii. the proposed number of lots proposed along with a lot phasing plan where intended;
iii. a development concept plan illustrating how the proposal accommodates issues of open
space, roadways, densities and land use compatibility;
iv. written confirmation from the appropriate provincial regulatory body regarding the existence
and potential management of local heritage resources;
v. a written assessment of the potential impact of the proposed development on local
ecologically significant and sensitive wildlife or aquatic habitat;
vi. a drainage study and conceptual storm drainage plan prepared by a professional engineer
duly licenced to practice in the Province of Saskatchewan;
vii. evidence of public consultation including documentation of interactions and issues identified
along with identification of how the development will seek to respond to these issues; and
viii. a written report identifying specifically how the proposed development complies with the
intent of this Plan and the applicable development policies contained herein
4. The preceding list of application requirements is not considered comprehensive and additional
investigations may be required at the sole discretion of Council where local circumstances warrant
additional investigation.
6. To ensure that industrial buildings and sites are constructed and maintained to acceptable
standards.
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Town of Langham
5. Notwithstanding subsection 3, where the proposed development is deemed by the Council to
impact existing municipal roadways, a municipal roadway assessment shall be prepared by a
professional engineer duly licensed to practise in the Province of Saskatchewan providing an
evaluation and confirmation of the physical and functional capacity of municipal access roads
serving the property as well providing recommendations regarding any necessary improvements
to the roadway infrastructure required to support the proposed subdivision or development.
6. Notwithstanding subsection 3, where in the opinion of Council, the location of the proposed
development exhibits hazardous characteristics including but not limited to a propensity for
flooding, a high ground water table or slope instability; a geotechnical report prepared by a
professional engineer duly licenced to practice in the Province of Saskatchewan shall be prepared
confirming the suitability of the proposed development and its density based upon an assessment
of local soil and groundwater conditions. This report should also include recommendations
concerning road construction and minimum building foundation construction requirements.
ZONING BYLAW
7. The Zoning Bylaw will contain an industrial district to provide for a wide range of industrial and
other compatible uses.
8. In the Zoning Bylaw, those industrial uses which have the potential to use significant volumes
of water and/or contribute significant flows to the sanitary sewer system because of industrial
processing operations, will be listed as discretionary uses.
SITE DEVELOPMENT REQUIREMENTS
9. Prior to the approval of a discretionary use application in the industrial district, Council must be
satisfied that it is feasible to service the subject development with municipal water and sanitary
sewer systems. Costs, if any, associated with demonstrating such servicing feasibility, will be
borne by the applicant.
10. Adequate buffer zones shall be provided at the time of subdivision to minimize conflict between
industrial areas and other, incompatible uses.
11. Building maintenance and upkeep is important to preserve a visually pleasing community.
Construction of buildings should be completed and lots landscaped.
12. To facilitate and encourage visually appealing development, landscaping requirements and
signage standards shall be established in all industrial areas.
BUSINESS DEVELOPMENT
13. Council will continue to promote the Town as a place for new business development.
14. Council may by resolution, adopt policies that provide business incentives and may use such
actions and tools, including but not limited to: the construction of infrastructure, investment in
public buildings and public realm improvements such as streetscapes; encouragement of public
- private partnerships; tax abatement incentives, incentives to promote the use of vacant and
underutilised buildings or sites; and planning and development permit fee rebates.
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Official Community Plan 2042
9. Servicing
9.1 POLICY CONTEXT
The Town recognizes the need for proactive infrastructure planning to ensure the adequate
provision and maintenance of municipal services. Several significant capital investments
have been identified to address aging infrastructure and capacity issues including planned
improvements to the Town's water treatment, storage and distribution system and replacement
of the Town's current lagoon. The objective of the planned improvements is to accommodate
additional growth.
The current site of the Town's water treatment and storage facilities have maximized their spatial
extents and therefore, the Town will need to begin exploring suitable locations for these facilities
future expansion. In terms of the lagoon, the Town has selected a site for its replacement;
however, based on the sites topographical challenges, it is prudent for the Town to consider other
adjacent lands to ensure the lagoon is able of accommodating the eventual expansion of the
facility. Also, the Town is currently investigating potential ways to divert wastewater for reuse to
extend the functional capacity of the new lagoon.
To manage the infrastructure challenges facing Langham, the Town has updated the
infrastructure management plan using a consistent population planning horizon and identifying
a future land needs assessment to determine growth. The Town will support increased public
awareness of infrastructure planning and encourage conservation, recycling and waste reduction.
9.2 OBJECTIVES
1. To protect and facilitate the various functions of the provincial highway and municipal
road system in Langham to maintain safe and efficient traffic movement.
2. To promote land use and development patterns that ensure pedestrian and traffic safety.
3. To minimize the costs of constructing, improving and maintaining roadways.
4. To direct land uses associated with heavy truck traffic to areas where their impact on
municipal roads and interactions with pedestrians can be minimized.
5. To optimize use of existing Town water, sewer and solid waste management
infrastructure and capacities by adopting a maintenance and rehabilitation strategy.
6. To ensure that future development remains within the area serviceable by the existing
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Town of Langham
9.3 GENERAL POLICIES
SUBDIVISION
1. Future subdivisions and development shall be logical, reasonable, and cost effective and will be
limited to areas that can be efficiently provided with municipal services that will be serviceable at
an acceptable cost to the Town.
2. In reviewing subdivision and development applications, the Town will consider the current
capacity of municipal water and sewer systems to ensure that existing users are not negatively
impacted.
3. Where a subdivision of land will require the installation or improvement of municipal services such
as water and/or sewer lines, drainage, streets, or sidewalks within the subdivision, the developer
will be required to enter a servicing agreement with the Town to establish responsibilities for
the financing and construction of new or improvements to existing 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.
SUSTAINABLE SERVICING
4. The Town will encourage development that reduces water consumption and encourages water
recapture and reuse.
5. The Town will support private and public initiatives and development that enhances energy
efficiency, waste reduction, recycling and water conservation.
6. All developments shall be serviced in agreement with the Future Land Use Concept Plan or any
future Area Concept Plans. The adequacy of municipal services will be monitored and upgrading
or expansion of these systems shall equitably meet the needs of residents and other customers.
Front-end costs of expanding municipal services and infrastructure shall be recovered through off-
site development levies.
TRANSPORTATION
7. Connectivity and traffic safety for pedestrians, cyclists and private vehicles shall be a consideration
in all land use and development decisions.
8. Subdivision and development proposals shall consider and confirm that sufficient functional
capacity exists within municipal and provincial road networks. The Town may require the
water and sewer system.
7. To encourage future development to align with the logical extension of existing
infrastructure so much as feasible to maintain a compact form.
8. To minimize municipal costs in the provision of services to areas which pose special
servicing problems.
9. To provide opportunities for the development of walking and cycling facilities within the
Town of Langham, exploring linkages and connections between existing commercial areas
(i.e. the downtown and along the service road); existing green spaces and destination sites
within the community (e.g. community hall, rinks, schools, etc.); and existing and future
residential areas within the community.
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Official Community Plan 2042
proponent to prepare a Traffic Impact Assessment where the existing capacity of these systems is in
question or where required by the Ministry of Highways and Infrastructure.
9. Subdivision and development within the vicinity of the CN Rail line shall be required to meet
applicable provincial setback requirements, consider and assess the capacity of existing crossings
and employ various screening and buffering techniques to promote public safety and mitigate
nuisances related to noise and air pollution.
UTILITIES
10. The Town coordinate with provincial and private agencies to identify and secure land for the
extension of utilities.
11. Lands necessary to extend utilities or other public services shall be dedicated at the time of
subdivision.
ASSET MANAGMENT & MASTER PLANNING
12. The Town will prepare and maintain an Infrastructure Master Plan to inform decisions concerning
the orderly extension of services to support future community growth.
13. Developing and maintaining an Asset Management Plan and Infrastructure Master Plan is a priority
for the Town to ensure affordability in the long-term to:
i.
provide baseline information to measure performance,
ii. improve efficiency and effectiveness.
iii. rank relevant and up- to-date inventory,
iv. analyze the systems condition and capacity, and
v. budget service life for long term replacement.
14. The progress of the Asset Management Plan shall be monitored as it is a working document for the
short and long term and as such has a schedule, budget and deliverables. The Asset Management
Plan responds to higher community expectations and greater societal regulations, overcoming
obstacles for the community's benefit.
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Town of Langham
10. Community Services
10.1 POLICY CONTEXT
The Town of Langham recognizes the importance of providing appropriate community services and
facilities to ensure a safe, healthy, and vibrant community. The provision of quality recreational,
educational, health, and fire protection services is essential in the retention of community members
and the attraction of new residents. The Town's current community service facilities are aging and
have required regular maintenance and improvements so they can continue to serve the community.
The Town has been actively investigating the opportunities to develop a new multiplex facility to be
serve the community.
Langham is also committed to providing
adequate emergency protection and
response services in collaboration with the
surrounding municipalities. Opportunities
for further collaboration in the effective
and efficient provision of community
services will be supported. The joint use
of facilities will be encouraged to ensure
investment and community benefit is
maximized.
10.2 OBJECTIVES
1. To provide park space in new residential developments that are accessible and suitable for all
residents and mobility levels, recognizing the diversity of Langham's population.
2. To review the demographics of the community and recreational opportunities and, on that
basis, adjust recreation program delivery and facility provision based on the review.
3. To support public service delivery agencies in the provision of services and, where
appropriate, to assist in programming of services to the public.
4. To encourage the coordination and integration of community facilities where appropriate.
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Official Community Plan 2042
10.3 GENERAL POLICIES
1. The Zoning Bylaw will contain a community service district to provide for a wide range of
community service and other compatible uses.
2. The areas shown as "Community Service" on the Future Land Use Concept will be zoned for
community service and compatible development.
3. Council will, from time to time, and in conjunction with the Recreation and Parks Board, examine
the feasibility of expanding the types of recreational programs and facilities in the community in
accordance with town demographics and population growth.
4. The Town will encourage extensive participation by service clubs, community and public agencies,
developers and other interested groups, in the development of community facilities.
5. Before supporting any subdivision applications for new residential development, Council may
consult with the Prairie Spirit School Division No. 206 to ensure that any requirements for new
schools have been satisfactorily addressed in the proposed subdivision plan.
6. The Town shall continue to work with community and culture groups, service clubs, and sports
and recreation clubs to promote and celebrate the existing and future programs available to
residents and visitors alike.
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Town of Langham
11. Public Amenities
11.1 POLICY CONTEXT
The Town recognizes the role of parks and recreational facilities in contributing to the health and
well-being of Langham. Several parks and recreational facilities are provided throughout the
community. The Town will further encourage the multi-use of facilities and involving the public and
service agencies in their planning and programming.
The existing park spaces are not fully used as some park spaces remain as bare land; however, once
the Town implements plans for these bare lane open spaces, it is anticipated the park spaces will
be used more regularly. Investment to improve these bare land open spaces will contribute to the
health and well-being of Langham.
11.2 OBJECTIVES
1. To recognize the natural and scenic significance of surrounding natural areas and to
promote their conservation and preservation in order that these resources may be
preserved and managed to benefit wildlife, vegetation and people in the Town of Langham.
2. To make provisions for municipal reserve dedication when land is subdivided subject to
The Planning Development Act, 2007.
3. To provide park spaces that are accessible and suitable for all residents and mobility levels.
4. To support, encourage and facilitate connectivity and walkability throughout the Town,
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Official Community Plan 2042
11.3 GENERAL POLICIES
1. A parks and recreation zoning district will be established in the Zoning Bylaw for the purposes
of delineating those areas in which only parks, recreation uses, resource conservation uses and
compatible development will be permitted.
2. The area shown as "Open Space" on the Future Land Use Concept will be zoned for parks,
recreation uses, resource conservation uses and compatible development.
3. In the Zoning Bylaw, parks and playgrounds within open space will be permitted uses in all zoning
districts.
4. Council will consider the following factors in making decisions on the provision of municipal
reserves:
i.
smaller municipal reserve areas within new residential subdivisions should be provided for
neighbourhood parks and playgrounds.
ii. in commercial and industrial subdivisions, cash-in-lieu will be considered as the primary
method of meeting the municipal reserve requirement, unless the requirement can be
transferred to an acceptable area and dedicated.
5. The Town will encourage extensive participation by service clubs, community and public agencies
and other interested groups in the development of parks, green space and recreation facilities.
6. To facilitate development of visually appealing entry points into the Town along Highway 16,
Council may:
i.
provide financial support for the development of gateway features and corridor
enhancement; and
ii. establish landscaping requirements in highway commercial areas.
7. Wherever possible, natural and scenic areas of significant value shall be placed in public
ownership.
8. To facilitate development of a walkable community, Council will consider the provision of
adequate sidewalks, pathways in linear parks and adequate lighting. The development of
pedestrian amenities shall be done in a manner that promotes public safety and accessibility for all
mobility levels.
9. Municipal reserves shall only be used to convey storm water runoff to storm water storage basins
and shall act as temporary water storage to allow for water retention for no longer than a 24-hour
period after a storm event. Areas that store or retain water for more than 24 hours after a storm
event shall be classified as storm water management facilities and shall be identified as "utility
parcels" on subdivision plans.
10. Where possible, the Town will encourage the linkage of natural areas and parks in a continuous
open space system.
with consideration given to the important linkages between the Town's destination areas,
residential areas and existing pedestrian amenities.
5. To support, encourage and facilitate, where feasible, the development and enhancement
of recreational opportunities for Town residents.
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Town of Langham
12. Hazard Lands
12.1 POLICY CONTEXT
The Town recognizes their role in the protection of future development adjacent to or within
hazard lands. The Town will use this plan to ensure development makes due consideration of
potentially hazardous sites and environmentally sensitive areas.
The only known biophysical constraint on
development in and around Langham is the
"flatness" of the land, which can cause issues
with stormwater drainage and spring runoff,
as well as adding to the cost of providing
municipal sanitary sewer services (i.e. the need
for more lift stations). The Town of Langham
has a Storm Water Management Master Plan
for the east side of the community, where new
subdivisions are currently being built.
12.3 GENERAL POLICIES
1. Development will be directed into areas that are not believed to be hazard lands. The areas will
need to be capable of supporting development prior to Council support.
2. The Zoning Bylaw will contain development standards for development on or near hazard lands.
3. Environmentally sensitive and flood hazard areas shall be used for public open space.
4. As per the Statements of Provincial Interest, insofar as is practical, the development of new
buildings and additions to buildings in the floodway in the 1:500-year flood elevation of any
12.2 OBJECTIVES
1. To discourage inappropriate development in areas with potentially hazardous site
conditions, including flood prone lands and contaminated sites without appropriate
mitigative measures.
2. To ensure that environmentally sensitive or hazardous lands are dedicated, as
appropriate, as environmental reserve, during the subdivision process.
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Official Community Plan 2042
watercourse or waterbody shall be prohibited.
5. As per the Statements of Provincial Interest, insofar as is practical, development of new buildings
and additions to buildings to an elevation of 0.5 metres above the 1:500-year flood elevation of
any watercourse or waterbody in the flood fringe shall be flood-proofed.
6. Where new or intensification of existing development is being proposed, the proponent shall work
with the Water Security Agency on flood protection in the Municipality and require subdivision and
development permit applicants to consult with the Water Security Agency, in cases of proposed
development on potentially hazardous land, to assess the potential hazard due to flooding. The
flood hazard area shall be defined as the 1:100-year flood elevation plus wave and wind run-up or
the 1:500-year flood elevation, whichever is greater.
7. Low intensity uses such as open space and recreational activity areas are generally acceptable
within hazard areas.
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Town of Langham
13. Intermunicipal
Cooperation
13.1 POLICY CONTEXT
The Town has an interest in maintaining and strengthening its relationship and collaboration
with senior levels of government, First Nations, and the near by municipalities through the
implementation of this Plan and for the overall benefit of regional cooperation. The Town of
Langham and Rural Municipality of Corman Park currently engage in regional collaboration on fire
services and recreational facilities. The Town will seek to further engage in informative dialogue
with senior levels of government and regional stakeholders to gain a greater understanding of
and coordinate future plans and infrastructure investment requirements. The Town will also be
prepared for and pursue economic opportunities as they arise within the region.
The Town has an interest in maintaining
and strengthening its relationship
and collaboration with the RM in the
implementation of this Plan. The Town
of Langham and Rural Municipality of
Corman Park currently engage in regional
collaboration on fire services and recreational
facilities. The Town will seek to further
engage the RM in open dialogue regarding
adjacent agricultural lands and development
within the rural and urban fringe to gain
a better understanding of and coordinate
future plans and infrastructure investment
requirements.
13.2 OBJECTIVES
1. To maintain the financial integrity of the Town, its tax base and its municipal services, if a
First Nation desires to establish an Urban Reserve.
2. To ensure compatible and enforceable land use and development standards in any Urban
Reserve that may be established in Langham.
3. To facilitate inter-municipal / jurisdictional cooperation in providing municipal services
that are more cost effective and efficiently delivered on a regional basis.
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Official Community Plan 2042
13.3 GENERAL POLICIES
FIRST NATIONS
1. Council will seek an agreement pursuant to Part 9 of the Treaty Land Entitlement Framework
Agreement before an Urban Reserve is created with reserve status. The Agreement shall be
negotiated in good faith by the Town, and will be based on the objectives noted above.
2. The Agreement will consist of any or all the following matters:
i.
Mutual Recognition clauses, which acknowledge the individual legislative and jurisdictional
authority of each party and the Treaty rights of the First Nation, including the right to Self-
Government;
ii. Bylaw Compatibility clauses, which recognize the right of each party to pass their own
Bylaws, the extent to which the First Nation's Bylaws should be compatible with Town Bylaws
(and vice versa), procedures to ensure continued Bylaw compatibility for each party to use as
their Bylaws are prepared, discussed, adopted, enforced and changed;
iii. Tax Loss Compensation clauses, which recognize that after the new Centre has been created
as an Indian Reserve, the First Nation will be exempt from paying Town taxes (which pay
for municipal services), describe how the Town will be compensated for loss of these taxes,
recognize the types of and costs for those Town services which the First Nation plans for the
new Centre and describe the responsibility for collection and the procedures and timing of
payments;
iv. Dispute Resolution clauses, which will describe the formal procedures for resolving disputes
over the application, interpretation or administration of the Agreement; and
v. Other Issues, which may include but are not limited to, regular meetings of the Band and
Town Councils, procedures for sharing information between the Administrators of each
party and between the Elected Councils of each party, incentives, exemptions, rebates and
abatements of servicing costs, etc., access to property for maintenance, repairs etc.
4. To pursue agreements, with neighbouring municipalities and First Nations, that will
address joint planning, future growth directions and joint delivery of services, based on
common interests of the region.
5. To ensure that future urban land requirements are not restricted by the development of
uses, such as intensive livestock operations, near or within the corporate limits of the
Town.
6. To encourage orderly development within the Town of Langham's corporate limits based
on the Future Land Use Map
7. To ensure that future urban development and servicing needs are not prejudiced by
incompatible and premature development.
8. To alter the Town limits based on need and to provide for orderly development of land
uses and services.
9. To ensure that land use policies and new development within the rural and urban fringe
are compatible and mutually beneficial to both the Town of Langham and the RM of
Corman Park No. 344.
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Town of Langham
COOPERATION AND COORDINATION
3. Where appropriate, Council will pursue cooperation with neighbouring communities in the
provision of municipal services, in the interests of improving and providing them on a more cost-
effective basis.
4. The Town will work with the RM of Corman Park No. 344 to address and resolve issues and
concerns of mutual interest and seek to partner on land servicing and infrastructure maintenance
where mutually beneficial to both communities.
5. The Town will work with the RM of Corman Park No. 344 through open dialogue regarding
proposed land uses and new development in the rural urban fringe to ensure these uses and
developments are compatible and mutually beneficial for both municipalities.
FUTURE URBAN DEVELOPMENT AREAS
6. Areas suitable for development within the corporate limits of the Town not immediately required
for urban development will be designated, in the Zoning Bylaw, as a "Future Urban Development"
district.
7. The Zoning Bylaw will contain provisions to ensure that land use and development in the
Future Urban Development district does not jeopardize or otherwise unduly restrict such future
development.
BOUNDARY ALTERATION
8. Council will support any request for alteration of Town boundaries when such alteration is
consistent with sound land use planning principles and this Official Community Plan and is
determined to be of benefit to the Town.
9. To provide for orderly development in accordance with the development policies contained in this
Official Community Plan, Council may, from time to time, seek to alter the Town boundaries in a
manner that will ensure that sufficient lands are available within the Town limits. Sufficient lands
are deemed to exist within the Town if they should accommodate future development for a period
of ten (10) to twenty (20) years and they can be serviced in a practical, cost-effective manner.
RURAL - URBAN FRINGE
10. For this plan all land within 3 km (1.8 miles) of the corporate limits of the Town of
Langham shall be considered the rural-urban fringe.
11. Any land uses within the rural-urban fringe may be permitted only if they are
complementary to the long-term growth strategy of the Town, or if Langham does not
clarify its development intentions for the area. The Town will accept and review all
development proposals from the RM that are within the rural-urban fringe to provide
comments.
41
Official Community Plan 2042
14. Natural & Cultural
Resources
14.1 POLICY CONTEXT
The Town recognizes the role natural features play in the quality of life and sustainability of
Langham. The Town will seek to protect these natural features through land use planning,
development regulations and public education. The Town will encourage environmental
stewardship and the integration and linkage of natural features within development areas.
The Town recognizes and celebrates
the contribution of culture and heritage
in shaping the aesthetic character and
vitality of the community. The Town is
supportive of community awareness
of cultural and heritage resources that
exist within the community. The Town is
committed to the celebration of the arts
and Langham's history and will support
community and cultural groups in
providing opportunities for experiencing
and appreciating them.
14.2 OBJECTIVES
1. To protect ground water resources from contamination to ensure a safe supply of drinking
water.
2. To protect natural systems, landscapes and features from the cumulative impacts of
development.
3. To support the implementation and evolution of the North Saskatchewan Watershed
Source Water Protection Plan (NSWSWPP) consistent with the principles, objectives and
land use policies of this Official Community Plan.
4. To protect and conserve the culture and heritage resources within the Town of Langham,
and where such protection cannot be achieved, to implement appropriate mitigation
measures.
5. To encourage the conservation of intangible cultural resources including historically
and culturally significant landscapes, cultural facilities and events, heritage languages,
42
Town of Langham
14.3 GENERAL POLICIES
WATER QUALITY
1. Development shall not deplete or reduce the quality of water resources in the broader region.
2. The Town of Langham will commit to protection of ground and surface water, public health, property
and the environment using water management programs that:
i.
maintain healthy ecosystems;
ii. provide safe and reliable drinking water; and,
iii. provide advanced waste water treatment and storm water management to the greatest possible
extent within the constraints of their resources.
WETLANDS
3. Development shall ensure that waterbodies, waterways, wetlands, groundwater and riparian systems
are protected and sustained.
4. The Town of Langham may employ site-specific planning programs, either alone or in cooperation with
other agencies, organisations or governments, to protect water bodies and wetlands. They may limit,
restrict, delay or prohibit development in these areas until site-specific planning has been completed
and/or until the affected Council is satisfied that specific development projects will sustain these areas.
Site-specific plans may result in limiting or prohibiting development in these areas.
HERITAGE RESOURCES
5. The Town will support the designation of provincial heritage and municipal heritage buildings and sites
within Langham.
6. The Town's land use and development decisions will be sensitive to the conservation of culture and
heritage resources.
7. Ensure that the subdivision of land on potentially heritage sensitive parcels occurs in accordance with
the guidelines and criteria identified by the Heritage Resources Branch of Saskatchewan. The costs of
any required Heritage Impact Resource Assessment on a development site will be the responsibility
of the proponent of a proposed development. If the Heritage Conservation Branch of Saskatchewan
determines that a project must be moved or that further mitigative measures are needed to protect
heritage sites, those costs are also the responsibility of the proponent of the proposed development.
8. The Town shall continue to support heritage and cultural events, including library events, museum
events, Langham Days, among others.
9. The Town shall endeavor to create new partnerships with community groups with the intention of
fostering support and promoting interest in culture and heritage.
10. The Zoning Bylaw shall contain development standards that will aid in the facilitation and repurposing
of historic buildings using contract zoning districts and other potential means.
WILDLIFE AND HABITAT PROTECTION
11. Council shall promote the protection of rare or endangered species, flora, fauna, natural areas and
habitats from incompatible or potentially incompatible land use activity where:
i.
Rare or endangered species, flora or fauna have received provincial designation and protection;
community traditions and customs, locally important arts, crafts and traditional skills.
43
Official Community Plan 2042
and
ii. Sensitive wildlife or aquatic habitat, or ecologically significant areas have been identified.
12. Where rare or endangered species, flora, fauna, natural areas and habitats have been identified,
the Town Council will require a Biophysical Impact Assessment to be completed by a qualified
person to confirm the presence and recommend mitigative measures for protection of the species.
The costs of any required Biophysical Impact Assessment on a development site will be the
responsibility of the proponent of a proposed development. Any costs of mitigative measures,
as identified through the Biophysical Impact Assessment, needed to protect rare or endangered
species, flora, fauna, natural areas and habitats, are also the responsibility of the proponent of the
proposed development.
13. The Town shall consider the use of dedicated lands, such as environmental and municipal reserve,
to protect and conserve culture and heritage features, where possible.
44
Town of Langham
15. Sustainability
15.1 POLICY CONTEXT
The Town recognizes the changes that societies are faced with in terms of technology,
innovation, and climate. The Town will seek to encourage existing and future developments
to integrate technology, innovation, and climate related elements through land use planning,
development regulations, and public education.
15.3 GENERAL POLICIES
1. New development should consider making provisions for future renewable power sources such as
solar or wind.
2. New development should consider orientating development to take advantage of passive solar
opportunities.
3. New developments should consider drainage solutions to prevent pooling of run-off water during
larger storm events or spring run-off. Snow piles and storage should not block run-off during the
melting seasons.
4. New developments should consider creating four season park and open spaces that can
accommodate a variety of active and passive recreational uses.
5. Council will consider developing a disaster management plan that will be used to inform Council,
public works, and the public of their roles in the event of a natural and unexpected disaster event.
6. Council will consider formalizing a public participation process consistent with the IAP2 spectrum
that recognizes the principles of public participation.
15.2 OBJECTIVES
1. To ensure new development makes consideration of incorporating green technologies during the
early planning stages.
2. To ensure new development makes consideration of how changes in the climate may impact the
development and how these impacts may be mitigated.
3. To encourage new developments to consider innovative ways to incorporate the four-seasonal
months Langham experiences through design and open space areas.
4. To consider the protection of critical infrastructure due to natural and unexpected disaster events.
5. To encourage public participation to be considered as part of the planning and community
development process.
45
Official Community Plan 2042
16. Plan Implementation
16.1 POLICY CONTEXT
The Official Community Plan has established the objectives and policies to meet the anticipated
land use demands and needs within the financial and servicing capacity of Langham. The Plan
will guide Council and administration by serving as the basis for detailed planning and servicing.
The Plan will also function as a communication tool to the public with respect to the direction for
comprehensive planning and development.
The Future Land Use Map appended to and forming part of this Plan is meant to graphically
represent the Town's strategy for accommodating growth and development while the Zoning
Bylaw is intended to translate and implement the objectives and policies of this Plan. The Town's
Infrastructure Master Plan, Development Levy Bylaw, and implementation of additional planning
tools will support and align with the objectives and policies of the Plan.
16.2 ZONING BYLAW
1. The Zoning Bylaw will be the principal method of implementing the objectives and policies
contained in this Official Community Plan, and will be adopted in conjunction herewith.
2. The purpose of the Town's Zoning Bylaw is to control the use of land providing for the amenity
of the area within Council's jurisdiction and for the health, safety and general welfare of the
inhabitants of the Town.
3. The Zoning Bylaw will implement the land use policies contained in this Official Community Plan
by prescribing and establishing zoning districts for residential uses, community service uses, retail
commercial uses, highway commercial uses, industrial uses, future urban development lands and
restricted development lands. Regulations within each district will govern the range of uses, site
sizes, setbacks, building locations, off-street parking, landscaping and so forth.
4. R1 - Low Density Residential District
5. The objective of the R1 - Low Density Residential District is to provide for residential development
in the form of single detached dwellings, semi-detached, two-unit dwellings and for other
compatible uses.
R2 - Large Lot Residential District
6. The objective of the R2 - Large Lot Residential District is to accommodate single detached
residential dwellings on large "acreage style" lots and for other compatible uses.
R3 - Medium Density Residential District
46
Town of Langham
7. The objective of the R3 - Medium Density Residential District is to provide for residential
development in the form of single detached, semi-detached, two-unit dwellings, multiple-unit
dwellings, street townhouses, dwelling groups and for other compatible uses.
CS - Community Service District
8. The objective of the CS - Community Service District is to provide for development in the form of a
range of community services and other compatible uses.
C1 - Community Centre Commercial District
9. The objective of the C1 - Community Centre Commercial District is to provide for development
in the form of a range of downtown commercial / community centre commercial and other
compatible uses.
C2 - Highway Commercial District
10. The objective of the C2 - Highway Commercial District is to provide for development in the form of
a range of highway commercial and other compatible uses.
MU - Mixed Use District
11. The objective of the MU - Mixed Use District is to provide for a mix of land uses, including higher
density residential uses, a range of downtown commercial uses, and other compatible uses, in
proximity to the downtown area or other community centre.
M - Industrial District
12. The objective of the M - Industrial District is to provide for development in the form of a range of
industrial and other compatible uses.
PR - Parks and Recreation District
13. The objective of the PR - Parks and Recreation District is to provide for parks and recreation
development and for other compatible uses.
FUD - Future Urban Development District
14. The objective of the FUD - Future Urban Development District is to provide for interim land
uses where the future use of the land or the timing of development is uncertain due to issues of
servicing, transitional use or market demand.
R4 - Low Density Residential and Modular Home District
15. The objective of the R4 - Low Density Residential and Modular Home District is to provide for
residential development in the form of single detached dwellings and modular homes as well as
other community uses.
47
Official Community Plan 2042
16.3 AMENDMENT TO THE ZONING BYLAW
When considering applications to amend zoning regulations or standards, or requests for the rezoning
of land, Council shall consider such proposals within the context of:
1. The nature of the proposal and its conformance with all relevant provisions of this Official
Community Plan.
2. The need to foster a rational pattern of relationships among all forms of land use and to protect all
forms of land use from harmful encroachments by incompatible uses.
3. The need for the form of land use proposed and the supply of land currently available in the
general area capable of meeting that need.
4. The capability of the existing road system to service the proposed use and the adequacy of the
proposed supply of off-street parking.
5. The capability of existing community infrastructure to service the proposal, including water and
sewer services, parks, schools and other utilities and community services.
16.4 CONTRACT ZONING
1. Where an application is made to Council to rezone land to permit the carrying out of a specified
proposal, Council may, for accommodating the request, enter an Agreement with the Applicant
pursuant to Section 69 of The Act.
2. Section 6.1.3 of this Official Community Plan shall apply in the review of applications for rezoning
by agreement.
3. Council may enter an agreement with the applicant setting out a description of the proposal and
reasonable terms and conditions with respect to:
i.
The uses of the land and buildings and the forms of development.
ii. The site layout and external design, including parking areas, landscaping and entry and exit
ways.
iii. Any other development standards considered necessary to implement the proposal, if
the development standards shall be no less stringent than those set out in the requested
underlying zoning district.
4. Council may limit the use of the land and buildings to one or more of the uses permitted in the
requested zoning district.
16.5 SUBDIVISION APPLICATION REVIEW
In reviewing any application for subdivision, Council shall indicate support for such application only
when it has:
1. Ensured that all policies and guidelines established regarding occupancy levels, development
standards and design of the subdivision, as set out in this Official Community Plan, have been
satisfied.
2. Ensured that the application is in conformity with the Zoning Bylaw.
48
Town of Langham
3. Negotiated the terms of a servicing agreement, if required, with the applicant.
4. Determined its wishes with respect to the dedication of lands.
16.6 DEDICATED LANDS
1. When reviewing any application for subdivision, Council may indicate to the approving authority,
its desire to have unstable or flood-prone areas set aside as environmental reserve and/or
municipal reserve, as a condition of subdivision approval, pursuant to Section 185 of The Act.
2. Pursuant to The Act, Council may elect to request that an approving authority require the owner
of land that is the subject of a proposed subdivision to provide money in place of all or a portion of
land that would otherwise be required to be dedicated as municipal reserve.
16.7 MUNICIPAL LAND BANKING
1. Where private development of land for urban purposes is not occurring to meet the Town's land
use requirements, Council may undertake to acquire land for subdivision or development to meet
such demand. Council will determine a suitable pricing system for resale of any lots developed.
16.8 LAND EXCHANGE AND PURCHASE
1. To facilitate the relocation of non-conforming uses, Council may consider a program for acquiring
such sites, or for exchanging municipally owned land in an appropriate area of the Town for the
relocation of those uses.
16.9 BUILDING BYLAW
1. Council will use its building bylaw to provide standards for the construction, repair and
maintenance of buildings in the community as well as ensuring acceptable physical conditions.
Provisions for occupancy permits and inspections can be included in the bylaw.
16.10 DEVELOPMENT LEVIES & SERVICING FEES
1. In accordance with Section 169 of The Act, the Councils may establish, by separate bylaw,
development levies for recovering all or a part of the capital cost of providing, altering, expanding
or upgrading services and facilities associated with a proposed development within existing
subdivided areas. Such bylaw must be based on studies to establish the cost of municipal
servicing and recreational needs and on a consideration of future land use and development and
the phasing of associated public works.
2. In accordance with Section 172 of The Act, the municipality may establish, by Council resolution,
a schedule of development specifications and servicing fees to be used by the municipality
as the basis for the negotiation of servicing agreements with proponents of new subdivision
development. Such servicing specifications will provide a consistent set of development standards
for provision of direct services by developers in new subdivision development. The schedule of
49
Official Community Plan 2042
fees will be based on the identification of overall services and public works that the municipality
anticipates will be needed because of new subdivision development for a specified term. Off-site
service fees for individual developments will be established based on a calculation of the servicing
needs being created by that individual development as a part of the municipalities overall
servicing needs.
16.11 CONCEPT PLANS
1. In the interests of ensuring a comprehensive and planned approach to development, a developer
may be required to prepare a concept plan for an entire area that will ultimately be developed
for residential, commercial or industrial purposes and submit supporting documentation, where
appropriate, as follows:
i.
Reports, prepared by professionals certified to assess relevant factors, to assess the
geotechnical suitability of the site, susceptibility to flooding or other environmental hazards,
including potential site contamination, together with any required mitigation measures.
These measures may be attached as a condition for a development permit approval.
ii. Engineering reports to address concerns such as availability of water supply, surface water
drainage, and sewage treatment and disposal.
iii. The initial concept plan shall provide an integrated layout for the total development as
envisioned, showing road layout and access to external public roads, phasing of development,
and dedicated lands. Connectivity from the development area to existing areas of the Town
for pedestrians as well as vehicles will be an important consideration by Council. Once
the initial concept plan has been accepted by Council, and subdivision and development
commences, no subsequent subdivision that is inconsistent with the approved concept plan
and all policies in this document will be permitted without approval of a revised concept plan.
2. Council may adopt concept plans, and agreed upon amendments to concept plans, as part of
Section 6 of this Official Community Plan, pursuant to Section 44 of The Act.
16.12 OFFICIAL COMMUNITY PLAN UPDATES
1. Plans and projections for future development shall be monitored on an ongoing basis. Policies
contained in this Official Community Plan, including the Future Land Use Concept, shall be
reviewed and updated within five years of adoption.
16.13 FURTHER STUDIES
1. As necessary, Council will undertake such studies or programs required to facilitate and encourage
the growth and development of Langham.
16.14 PROVINCIAL LAND USE POLICIES AND INTERESTS
1. This bylaw shall be administered and implemented in conformity with applicable provincial land
use policies and interests, statutes and regulations and in cooperation with provincial agencies.
50
Town of Langham
16.15 BINDING
1. Subject to Section 40 of The Planning and Development Act, 2007, the Official Community
Plan shall be binding on the Town, the Crown, and all other persons, associations and other
organizations, and no development shall be carried out that is contrary to this Official Community
Plan.
16.16 DEFINITIONS
1. The Zoning Bylaw definitions shall apply to this Official Community Plan.
16.17 EFFECTIVE DATE OF THE BYLAW
1. This bylaw shall come into force and effect on the date of final approval by the Minister of
Government Relations.
2. This bylaw repeals Bylaw No. 2011-09 and all subsequent amendments.
3. Adopted by a majority vote of the Council of the Town of Langham this _________ day of
________________, 2018.
4. Council Readings and Adoption:
Read a first time this __________ day of _________________, 2018.
Read a second time this ___________ day of ____________________, 2018.
Read a third time this ____________ day of ___________________, 2018.
____________________________________________
____________________________________________
____________________________________________
Mayor
Administrator
Mike Pawluski, RPP
51
Town of Langham
Appendix A: Future Land Use Map
HIGHWAY 16
HIGHWAY 16
R AILWAY
R AILWAY
475 m
300 m
PARK AVENUE NORTH
RANGE ROAD 3073
3 STREET WEST
RANGE ROAD 3074
2 AVENUE
5 AVENUE
1 AVENUE
FINCH CRESENT
MAIN STREET WEST
1 STREET WEST
2 STREET WEST
3 STREET EAST
2 STREET EAST
FINCH PLACE
1 STREET EAST
TOWNSHIP ROAD 392
RAILWAY STREET
JAMES STREET
MAIN STREET EAST
RANGE ROAD 3075
6 AVENUE
RANGE ROAD 3075
RANGE ROAD 3074
BAXTER STREET
KING STREET
ELEVATOR ROAD
PARK AVENUE SOUTH
KYLE STREET
LAGOON (PLANNED
DECOMISSIONING)
º
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LEGEND
LAGOON BUFFER
MAIN STR EET BUSINESS DISTR ICT (MBD)
TOWN OF LANGHAM
LAND USE DESIGNATION
EXISTING COMMER CIAL
FUTUR E COMMER CIAL
POTENTIAL COMMER CIAL
EXISTING COMMUNITY SER VICE
FUTUR E COMMUNITY SER VICE
POTENTIAL COMMUNITY SER VICE
EXISTING INDUSTR IAL
FUTUR E INDUSTR IAL
POTENTIAL INDUSTR IAL
EXISTING OPEN SPACE
FUTUR E OPEN SPACE
POTENTIAL OPEN SPACE
EXISTING R ESIDENTIAL
FUTUR E R ESIDENTIAL
POTENTIAL R ESIDENTIAL
Z oning
FUTURE LAND USE MAP
This is the Future Land Use Map
whic h ac c om panie s Bylaw Num b e r
01-2018 ad opte d b y the Town of
Langham
Mayor
Ad m inistrator
Approve d on the d ay of
. , 2018
Ministe r of Gove rnm e nt R e lations
2018-03
53
Official Community Plan 2042
Appendix B: Record of Consultation
RECORD OF CONSULTATION
1
rec_consultations_20170620
Town of Langham
Official Community Plan &
Infrastructure Master Plan Update
1
Surveys
1.1
INTRODUCTION
In May of 2017, Associated Engineering Ltd. (AE) distributed a "Survey of Residents Concerns and
Issues", on behalf of the Town of Langham, as part of the Town's community planning public
consultation process. The actual questionnaire is attached to this report as "Appendix A".
Approximately 810 surveys were distributed to mail boxes within the Town and the survey was also
made available online. A total of 135 responses were received with 14 of these responses originating
from rural residents form areas surrounding the community. This equates to a participation rate of
16.7%. The goal of the survey was to identify and aggregate the priorities and challenges perceived
by residents as they relate to current and future development in Langham. Residents were also asked
to provide comments on several issues and questions relating to future development of the Town.
We note that the content of the surveys was consistent with the survey circulated during the
preparation of the previous OCP, allowing AE to establish context for community change.
1.2
DATA
This sample of data (130 of 810 surveys) is not a proper random sample. This means that there is no
quantifiable method to guarantee that the data and its various aggregates are representative of the
population of the Town. For the purposes of this document and the greater task of updating the
current Official Community Plan for the Town, we are assuming that the data is sufficient and
therefore representative of the population. Essentially, we are assuming that the 130 returned
surveys is "good enough" a sample to make general assessments and statements based on the
responses.
1.3
RESIDENT PROFILE
The following are results from Section A of the survey, which asked residents questions on how, why
and when they came to live in Langham. Figure 1-1 identifies the range of responses as to how they
are invested in the community.
Town of Langham
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Figure 1-1
Residential Profile
1.3.1
Comparative Data:
Data
2011 Survey Responses
(%)
2017 Survey Responses
(%)
Grew up in Langham
12.3%
23.0%
Moved to Langham
89.9%
77.0%
A resident house owner
94.4%
78.9%
A resident house renter
3.4%
7.0%
A non-resident business
owner
1.1%
1.4%
A resident business owner
10.1%
4.2%
108
107
26
14
8
5
1
3
2
Residential Profile
Resident House Owner
Moved to Langham as an Adult
Grew up in Langham
Resident of the RM of Corman Pa
Resident House Renter
Reisdent Business Owner
Non-resident
Non-resident Business Owner
Non-resident Property Owner
Record of Consultation
3
rec_consultations_20170620
Data
2011 Survey Responses
(%)
2017 Survey Responses
(%)
A non-resident property
owner
1.1%
2.8%
A non-resident
N/A
1.4%
A resident of the RM of
Corman Park
N/A
14.1%
Figure 1-2 outlines the household age demographic of those who responded to the survey:
Figure 1-2
Household Age Demographic
Of the households responding to the survey the largest represented age group was between the ages
of 1 - 12, followed by the 19 - 39 age group and then 40 - 45, 55 - 69, 13 - 18 and then +70.
35%
35%
15%
7%
5%
3%
Household Age Demographic
1 - 12
19 - 39
40 - 54
55 - 69
13 - 18
70+
Town of Langham
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1.4
WHY PEOPLE MOVED TO LANGHAM
Figure 1-3 illustrates the full range of responses to the question of "why" people moved to Langham.
Figure 1-3
Reasons for Moving to or Residing in Langham
Some highlights of this section include:
-
Langham's small town atmosphere, was seen as its greatest draw, followed by its "good
location in terms of proximity to Saskatoon, then housing affordability, and then family history
and prior connections. This completes the top four reasons for why people moved to
Langham.
-
The top four are followed by sense of security / safe place to live and housing lot size,
followed by local schools and programs, then housing choice, used to live in the R.M., and
the aesthetics of the town. That caps off the top ten of the survey results.
-
Other reasons people moved to Langham included: property taxes, employment
opportunities, recreation facilities / programs, business opportunities, proximity to health care
services, arts and cultural programs, churches, and community services such as snow
removal and fire department.
0
10
20
30
40
50
60
70
80
90
100
98
78
56
38
37
37
25
22
11
9
7
6
3
2
2
1
0
Reasons for Moving to or Residing in Langham
Record of Consultation
5
rec_consultations_20170620
1.4.1
Comparative Data
Data
2011 Survey Responses
(%)
2017 Survey Responses
(%)
Good location in terms of
proximity to Saskatoon
Ranked: 1
Percentage: 80.9%
Ranked: 2
Percentage: 56.3%
Small town Atmosphere /
lifestyle
Ranked: 2
Percentage: 73.0%
Ranked: 1
Percentage: 74.7%
Sense of security / safe
place to live
Ranked: 3
Percentage: 57.3%
Ranked: 5
Percentage: 28.2%
Housing - affordability
Ranked: 4
Percentage: 50.6%
Ranked: 3
Percentage: 42.3%
Housing - lot size
Ranked: 5
Percentage: 23.6%
Ranked: 4
Percentage: 31.0%
Family history / prior
connection to Langham
Ranked: 6
Percentage: 22.5%
Ranked: 4
Percentage: 31.0%
Property taxes
Ranked: 7
Percentage: 20.2%
Ranked: 10
Percentage: 4.2%
Employment opportunities
Ranked: 8
Percentage: 11.2%
Ranked: 9
Percentage: 5.6%
Proximity to healthcare
services
Ranked: 8
Percentage: 11.2%
Ranked: 12
Percentage: 1.4%
Local schools and programs
Ranked: 8
Percentage: 11.2%
Ranked: 6
Percentage: 22.5%
Town aesthetics
Ranked: 9
Percentage: 10.1%
Ranked: 10
Percentage: 4.2%
Business opportunities
Ranked: 10
Percentage: 7.9%
Ranked: 12
Percentage: 1.4%
Housing - choice
Ranked: 11
Percentage: 6.7%
Ranked: 7
Percentage: 19.7%
Town of Langham
6
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Data
2011 Survey Responses
(%)
2017 Survey Responses
(%)
Used to live in the RM near
Langham
Ranked: 11
Percentage: 6.7%
Ranked: 8
Percentage: 8.5%
Recreation facilities /
programs
Ranked: 12
Percentage: 4.5%
Ranked: 11
Percentage: 2.8%
Services for seniors
Ranked: 13
Percentage: 3.4%
Ranked: 13
Percentage: 0.0%
Arts and cultural programs
Ranked: 14
Percentage: 2.2%
Ranked: 12
Percentage: 1.4%
1.5
COMMUTER PATTERNS
Figure 1-4 outlines responses to the survey question dealing with commuting. 110 of 130 (86%)
respondents to the survey had someone in their household commuting to another community for
employment which represents an increase of approximately 15% from the 2011 survey results. This
result corresponds with the fact that proximity to Saskatoon ranked as the number two reason for why
people chose to reside in Langham.
Bedroom communities like Langham are primarily residential, offering basic shopping and other
conveniences but with limited local industry and employment opportunities. A balance of commercial
development and residential development within a community is healthy. If people live and work
within the same community, they are less dependent on their automobiles and on the transportation
system itself (e.g. highways, road networks). Future increases in the price of fuel and road congestion
in and around Saskatoon may lessen the appeal of the daily commute that is a part of life in all
"bedroom" communities.
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Figure 1-4
Resident Commuters
1.6
USE OF LOCAL RECREATION FACILITIES
This section of the survey focused on questions related to recreation facilities within the Town to
assess community priorities. Figure 1-5 outlines responses related to residents use of local
recreation facilities:
86%
14%
Resident Commuters
Yes
No
Town of Langham
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Figure 1-5
Community Parks and Recreation Facilities
The community hall, skating rink, school facilities, and library are the most popular facilities based on
the survey responses. The soccer fields, 4th Street soccer park, community park, curling rink, ball
diamonds and the Langham Sport grounds make up the second tier, followed by the summer
activities program, the BMX bike track and the museum. Some of the more common responses
relate to the development of a splash / spray park, dog park, benches, picnic tables, public fire pits,
and a local gym. Some of the more common responses relate to the development of a swimming
pool, more recreation facilities that include a walking track or indoor activities for children and youth.
1.6.1
Comparative Data
Data
2011 Survey Responses
(%)
2017 Survey Responses
(%)
Community hall
Ranked: 1
Percentage: 67.6%
Ranked: 1
Percentage: 67.2%
Library
Ranked: 2
Percentage: 36.3%
Ranked: 5
Percentage: 48.4%
15%
12%
11%
10%
10%
10%
8%
7%
7%
6%
2%
2%
0%
Community Parks and Recreation Facilities
Community Hall
Skating Rink
School Facilities
Library
Soccer Fields
Parks - 4th Street Soccer Park
Parks - Community Park
Curling Rink
Ball Diamonds
Parks - Langham Sports Grounds
Summer Programs / Activities
Parks - BMX Bike Track Park
Museum
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Data
2011 Survey Responses
(%)
2017 Survey Responses
(%)
Skating rink
Ranked: 3
Percentage: 34.32.2%
Ranked: 2
Percentage: 62.5%
School facilities
Ranked: 2
Percentage: 36.3%
Ranked: 4
Percentage: 53.1%
Curling rink
Ranked: 4
Percentage: 31.4%
Ranked: 8
Percentage: 26.6%
Soccer fields
Ranked: 5
Percentage: 26.5%
Ranked: 3
Percentage: 54.7%
Ball diamonds
Ranked: 6
Percentage: 23.5%
Ranked: 6
Percentage: 35.9%
Langham sports grounds
Ranked: 7
Percentage: 22.5%
Ranked: 7
Percentage: 34.4%
Summer activities program
Ranked: 9
Percentage: 12.7%
Ranked: 9
Percentage: 12.5% (8)
Parks - 4th Street soccer
park
Ranked: 8
Percentage: 15.7%
Ranked: 5
Percentage: 48.4%
Parks - BMX track park
Ranked: 10
Percentage: 6.9%
Ranked: 10
Percentage: 3.1%
Parks - Skateboard park
Ranked: 11
Percentage: 2.9%
N/A
Parks - Community Park
N/A
Ranked: 7
Percentage: 34.4%
1.7
AGREE / DISAGREE STATEMENTS
The following results are responses to Section C of the survey, which asked respondents to agree or
disagree with several statements (note that not all respondents answered all questions).
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Figure 1-6
Agree / Disagree Statements
Some general highlights of this section include:
-
Residents are strongly in support of more commercial, residential and industrial development
in the Town.
-
Residents strongly support the encouragement of green technologies in new development.
-
Residents generally feel there is sufficient park space in town.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
How Strongly do you Agree or Disagree with
the following Statements
Agree
Disagree
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-
Residents are generally in support of the development of townhouses, condominiums and
apartments.
-
Residents generally feel that Langham does not has sufficient public recreation facilities, and
that more programming and facilities should cater to the youth, children, and adults.
-
Survey respondents generally feel Langham could do a better job of communicating with its
residents.
Table 1-1 below summarizes the written comments submitted by respondents relating to the above
noted questions:
Table 1-1
Comments on Agree / Disagree Statements
More residential development, means a higher possibility of a grocery store and/or retail
development.
Just would love to see our town grow so businesses want to move here. It is so close to the city I
really think that Langham right now is a diamond in the rough. With all the highway traffic there is
such a huge potential of growth without pulling more money out of the town's residence.
There needs to be more things for the youth and adults to do that don't cost a ton of money. Besides
school activities there isn't anything for the youth to do.
There needs to be more recreational areas for community members to do, and more businesses.
Not having a grocery store is a big draw back for our family. We do not like to eat out - we would like
a place that sells fresh produce. We would like to see more development in town.
There needs to be more commercial development so that people feel involved in the community
rather than just using the town as a place to sleep and then driving to work. - there is lots for children
to do in Langham, but once kids grow up there isn't much to do that is entertaining. - for both youth
and adults it would be beneficial to have a gym. Right now one would need to drive to a surrounding
community to access a gym
We need more development in order for this community to continue to grow. We need a park in town
that people can go to walk their pets. We need places like a walking track for people who are not
interested in fitness classes, but still want to get exercise. Especially in winter. We also need more
senior housing.
If your not involved in sports there is not much to do in town. Need more public meetings with the
council & residents to express concerns.
I would love to see Langham be a progressive town, fueled by a solar farm. Sounds crazy, but if
Germany can do it with only 10% of the wind we have here, why not? It would put us on the map and
create revenue through partnerships with SaskPower and possibly other companies.
A grocery store, hardware store and car wash would be most helpful.
Town of Langham
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Table 1-1
Comments on Agree / Disagree Statements
The preschool, which supports and brings young families to the community is in desperate need of
new space as the town continues to grow. The skating rink needs to be replaced in the very near
future.
Need to encourage new business and development
The council should get out and try and engage the members of the community in discussions. They
should also quite offloading things onto the residents, as well as replace the so called roads.
There's no park space available near main Street that hasn't got an apartment building on it. The
apartments themselves are also in disrepair (a side effect of rentals)
Absolutely need grocery store and hockey rink, with the development of more residential housing will
bring more people which should bring more money for those two things
Commercial development is necessary for retention of residents and providing meaningful
employment opportunities. Diversifying the housing market provides options for people with varied
needs and income levels. Green technology is the way of the future. We can be leaders in this area.
I think attracting industrial type development should be a major focus given the towns proximity to rail
and a major highway transportation corridor. Commercial and retail is difficult given proximity to
saskatoon, warman and martensville and that many people commute to saskatoon for work and fulfill
their commercial needs there. Unless it is a niche market it can't compete.
In order to improve the town we need revenue. That will only come if we can increase the number of
tax payers instead of increasing taxes for the ones that currently reside here - that will drive people
back to the city. What about performance based taxes for businesses? Tax credits for people who
help with clean up and maintenance? Think outside the box. People increasingly make decisions
based on social media triggers - improve our presence. If we can't afford to hire someone to focus on
this - can we work with the high school to use this as a computer skills project?
lines number 1 and 3 are essential to the development of number 2 or any others for that matter. We
need more retail/services not only to keep the adults in the community but to give our kids a positive
connection to this town and jobs that could tie them here or attract them back after post secondary.
There is not a lot to tie future generations here. There does not seem to be a lot for the current one to
be particularly proud of or to invest in.
Nothing for kids/ toddlers in this town.
We need more services. We are the same distance away as warman is and they are booming and
have everything you need to not go to saskatoon if you don't need to. We need more housing. Need
to expand our town. Our taxes are too high and we have nothing here.
More commercial development will only help keep current members of the community from leaving...
ie grocery store/ general store. Have you ever inquired as to why people move away from Langham?
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Table 1-1
Comments on Agree / Disagree Statements
how much of this has to do with Lack of commercial development . But it's tough to entice investment
with a bedroom community without incentive.
We could use a fenced off-leash dog park area
Teens have nothing to do in town. Which leads to vandalism. I was once a teen in town and we would
get beer and walk around town. That's all there was to do. Recipe for disaster.
More business's means more people and vice versa. The town needs a grocery store/pharmacy,
daycare, etc
Owned properties like condos and houses are a good idea. Rental properties is not want I want to
see. Property taxes are high and there are too many town employees for the amount of work that
they do. Unsightly properties (business and residential) should be notified and fined if needed.
Not a lot for teens to do in this town. The skatepark will help but it's only one thing.
Children and youth facilities. Disagree. More children and families would use a spray park than skate
park. The community space would be a nice location for one. It even has parking!
Commercial Developments: Like any growing community, the commercial services also needs to
grow. If they don't, there's little reason for the residential community to remain attractive to potential
buyers. Increasing the amount of services offered also assists in retaining the current residents within
the community.
In order for our town to continue to grow and to make business more viable in our commmnity, we
need to allow more residential development, including apartments and condos to meet the needs of
individuals and families. The town also needs to invest in the children in our community. The
preschool has been displaced and is currently in the basement of a church. This isn't a viable long
term placement. The town needs to step up and prioritize early childhood education. This is what
draws people to our community and keeps them here. Likewise, more options are needed within the
community to engage youth. Asides from church run youth groups and sports, there doesn't seem to
be much for youth to do in our community. Adequate resources seem to be available for adults and
seniors but admittedly I don't know what is available for seniors.
The youth have barely anything to do in town on Friday and Saturday nights.
I would recommend against condos/apartments as Saskatoon is already overbuilt, and anyone
wanting that lifestyle doesn't want to commute. Stick to large lot sizes and affordable property taxes
to draw families.
Additional commercial and residential development is a must if Langham is to remain a viable
community.
No park space and need more businesses
Town of Langham
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Table 1-1
Comments on Agree / Disagree Statements
Tax grabbing is shameful. We don't need "green" we need the dump to lower prices so people stop
tossing garbage everywhere. Taxes are far to high for minimal amenities
More business and families in town will bring more services allowing us to shop and support local
business
We need to see more development in the business and residential areas. More growth will be the
only way we can afford to maintain the facilities needed in our community.
To bring in more detail, you need more revenue which means more houses. Maybe 1 more
apartment, but for the most part people move to Langham to afford a house.
There are parks for the younger children but nothing for older kids..not enough advertising when
there are programs/events in town...
No business attractions, kids wandering cuz only thing to do. Rink 50 years old,
I can't say enough on how strongly I disagree with how little there is for families to do in town. There
is nothing for families to do with kids of all ages toddler all the way to youth. This is the reason why
we are looking to move to other towns so that our kids have something to do growing up
Need more for children/youth. Pool, skate park, bowling, etc.
Strongly agree with development of residential and commercial b/c commercial will only come with an
increase to population. Strongly disagree with communication. The transparency historically with
council has been lacking - although they are definitely moving towards a more positive approach to
this issue.
It is never a bad idea to encourage 'going green'
We don't want this town to grow into the new Warman. Keep it small. We would consider leaving this
community, which we love, if it grew.
I strongly disagree with the communication I have made complaints in the past and nothing to this
day has still been done about it I am really considering moving away as someone who has lived here
there whole life it has when down hill from what the community used to be.
Nobody communicates anything with residents. Taxes are outrageous for what we get.
There are not enough health and grocery services for the seniors who do not drive. The new town
council is starting to communicate better with residents.
There are so many programs that people don't seem to know about unless they are on facebook, or
in certain social groups. Common complaints I hear is that the town isn't welcoming to people who
didn't grow up here, and can agree as we recently relocated back to Langham area after moving to
another town that was exactly the same way (lived there for 10 years, people still thought we were
new to town). When I was younger, we always went to the summer program at the skating rink and
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Table 1-1
Comments on Agree / Disagree Statements
played tons of indoor volleyball etc. The youth now, seem to get forgotten about for extra activities
outside of school.
We need grocery store, get cops in this town again, and recreational center
The programs for young children need to be more available. The fact that the only thing for kids to do
in the winter is with hockey or dance is not good. There should be a sports program offered in the
winter which could easily be ran out of one of the school gyms. Could include a variety of indoor
sports such as basketball and soccer, floor hockey, dodgeball, etc. But it's a small town which means
that all people care about is hockey.
Make it affordable for commercial businesses to want to come here (maybe tax breaks?) We need for
businesses here. Except for hockey, There is almost no recreation for youths.
Kids only have a library and parks to go to in town
Not enough communication
1.8
STRENGTHS / CHALLENGES
Section D1 of the survey asked residents: "What are the positive aspects and/or unique strengths that
the Town can build on or develop further?" Table 1-2 summarizes the responses to Section D1:
Table 1-2
Positive Aspects / Unique Strengths
Very clean, very well-maintained parks. The roads however need maintenance. 3 years I have been
here I have witnessed roads being replaced that didn't require it as much as other streets.
Great location, skate park coming, land on the east side of town, land along the high way, great
businesses in town who already are supporting the community
The community spirit.
Langham is a good place to live. It would be great to see more for the adolescents to do. It would be
nice to hear the town being more cooperative to things like the skate park.
Great people
There are more after school programs available locally for kids.
Proximity to Saskatoon. Water quality. Good schools.
Town of Langham
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Table 1-2
Positive Aspects / Unique Strengths
The river valley should be made easily accessible with unique boutique stops to attract people to our
community.
Small town/community feel. Friendly people. lots of young families and kids.
The sports programs for youth.
The town is a reasonable distance to the city
Apiaries. Someone could start a meadery with them. The marshland near the sportsgrounds has
incredible potential as an off-leash dog park.
Langham and area has a great location, just off the highway and near the river, while being close to
Saskatoon. Enticing small business can help fill commercial areas and bring new residents.
Our proximity to Saskatoon while maintaining a small-town feel. The town is ripe with opportunity for
business development. Many businesses could open in town with little to no competition.
Proximity to Saskatoon, Warman and Martensville. Major transportation corridor and rail access
This has the potential to be a beautiful town. We can be part of a larger community if we put some
effort into it. We're in the perfect location to commute to Saskatoon, Dalmeny, North Battleford, etc.
How do we capitalize on that? The river is a stone's throw away - lots of 'back to nature' options
there. Is our golf course part of a summer tour? We have one of the best East Indian restaurants in
the province - how do we make it a destination place? How do we get the hotel going again?
Abandoned buildings as you drive into town are off-putting.
easy Highway access for business
snow removal has been great over the last few years. The amount of green space we have is great. It
would be wonderful if more green spaces could be watered/maintained better (i know it's expensive).
It would also be great if our grassy easements could be more regularly mowed/maintained. The park
at the entrance of town is a great opportunity to "showcase" our town. Water quality here has been
great since the "new" water treatment facility (be proud of that).
Beautiful green space as soon as you enter town. Would like to see that developed (splash park,
pool)
Need me make everyone aware in a timely manner when situations come up. We need to make this
place a family town so kids of all ages and adults have things to partake in.
Great proximity to Saskatoon, great water. Quiet community for our children. Way better clearing of
snow in winter than in Saskatoon.
The small-town atmosphere and family centered approach to small town living
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Table 1-2
Positive Aspects / Unique Strengths
Langham is a wonderful community that still offers affordable living with the safe small-town
atmosphere families feel secure raising kids in. Over development leads to higher un-affordable
homes and property taxes.
The small-town atmosphere and the way the town can come together is definitely it's strength.
Growing the population too much will take away from the one thing going for this town.
More sidewalks-so they are on both sides of all streets
It is a clean town and there is room for other businesses
Community spirit I have see the community come together for people and that is nice. I've also seen
this community tear other people down for not fitting in or standing against a few people in this town.
It's really sad to see this
Communication! Maintaining a convenient connection to the community through Facebook and other
social media. Fences at the ball diamond look great too!
Smaller community so people should be friendlier than a city, we are close to Saskatoon, close to the
highway.
There are numerous building throughout town, mostly surrounding Main Street and Railway Avenue
that are abandoned, run-down, and put bluntly, a real eye-sore. They bring down the overall natural
appearance and "homey" feeling of the town.
Small town; sense of community; security; knowing your neighbours; ability to get involved and have
a say in the community; history (museum); proximity to Saskatoon
Less population than Warman/Martensville and yet almost as close to Saskatoon. Need to court
young families to put down roots.
Langham is affordable to live in compared to Saskatoon.
Police
Helping seniors provide programs. Shovelling and yard work for them. Continue with pot luck dinners
Everything
Adding to main street would be a huge upgrade. I believe it would do very well and can be a hang out
spot for all ages. There are so many ideas you could incorporate into making it all ages friendly.
Which I think would benefit to many people in town.
Double lane highway and code proximity to Saskatoon. Potential for the small-town atmosphere to
raise children in.
Town of Langham
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Table 1-2
Positive Aspects / Unique Strengths
I think that our volunteer base is just starting to see some growth. The town needs to take advantage
of this and work with these volunteers instead of getting in the way at times.
The schools are great wonderful staff who genuinely care for our kids
Space coming into town where snow is dumped needs to be used. Petro has poor reputation of
ripping off customers cuz only business in town. Invest in recreational programs.
Snow removal has improved over the years this past year was amazing
Town workers do a very good job.
We have an increase of young families in this town. We need to develop ways to increase the
services available to them to keep them here and keep the town growing.
Just to keep up with kid programs. Open library more. Kids have access to games in hall, school
rink...
Maybe attract a small grocery store but residents don't support local business here. Too close to the
city.
Great snow removal.
It's a nice little community and hopefully the town can come together for the new build of the rink
There are great groups of people who work hard at trying to make the town better.
the town is built on the river bank. Build some day camping type areas that people can enjoy in the
summer. Bring back the summer program at the rink, and find ways to give people the reason to stay
in the town, rather than going to the city. Host outdoor theatre nights in one of the parks that people
can bring a lawn chair, and watch a movie! People are getting fed up with the break and enters on
vehicles, and lack of police presence. Encourage small business owners to open in town, rather than
the city. Another complaint I've heard is that taxes are just as high as in Langham, as they are in the
city, so why would residences want to live/work there, when they are so close to Saskatoon.
Encourage residences to use the public leisure facilities. There seemed to be a fight to have the
curling rink rebuilt years ago, and there was a survey about that, and how much it was really needed.
That discourages people from wanting to live/work for a community when Council seems to remain in
that 'old school' boys club.
Sense of community.
Less crime
We are located in such a perfect spot, this town should be able to support a grocer, pharmacy and
other commercial services easily.
Good school programs that bring the community together.
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Table 1-2
Positive Aspects / Unique Strengths
Develop the sportsgrounds to be a centre for community summer/outdoor activities for everyone in
the community. Purchase a shuttle for transporting residents to and from during recreational events.
Development of main street
Some of the more common responses note that Langham's strengths include the four - lane divide
highway, the town's municipal services, the proximity to the North Saskatchewan River and its
cleanliness and aesthetic.
1.9
SIGNIFICANT CHALLENGES
Section D2 of the survey asked residents: "What is the most significant challenge that Langham
face?" Table 1-3 summarizes the responses to Section D2:
Table 1-3
Significant Challenges
Not having retail or commercial development
Communication
Not enough businesses
Poor lagoon facilities. Lack of business Development.
Lack of businesses.
Using the large taxes wisely
The amount of taxes are.
We need more police coverage to deal with the break - ins and thefts that happen in this community.
People need to support local businesses instead of using Saskatoon.
Respect between Town Foreman and residents. Limited services ex. grocery store. Poor curb appeal
of main street. Town Growth.
Commuterville. This can also be a strength, but it also reduces the amount of support local
businesses receive from the residents.
Town of Langham
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Table 1-3
Significant Challenges
Financially supporting the infrastructure of the town, attracting people to the town and town growth.
Funding for large fiscal projects such as a new skating rink, road repair..etc.
Not having a grocery store. Can't grow because of lagoon issues.
too close to the city
They need to settle the leaking lagoon that has been neglected for 20+ years. The drainage ditch has
caused irreversible environmental damage that needs to be addressed before the town can move
forward. This is a very serious issue, that has been ignored time and time again.
Not losing all its business to Saskatoon
Funding
Bringing in business.
Proximity to Saskatoon and majority of residents working in Saskatoon - lack of support for retail
market
Any sort of retail development will be tough, take the grocery store for example. While it would be
great to have one, how can any small business compete with a Costco 20 minutes down the
highway?
Retaining residents without adequate commercial opportunities (businesses, shopping) and sufficient
local jobs.
Proximity to major service centers makes it challenging to provide even basic amenities and services
to residents. Hard to compete. Keeping this bedroom community engaged and invested.
Figuring out what we want and actually doing it. Right now it feels like a lot of talk and no action. Pick
a focus and move forward - right or wrong at least we are moving, we can always adjust. What type
of demographic do we want to focus on first? Who do we want to attract? Who has the money to
improve our revenues? Are there developers we can partner with?
property taxes increases will make it less cost effective to live here
I presume it is funding and efficiency. We have a much larger town staff with only a marginal growth
in residence and at least a few less services provided by the town, than when we moved out here.
Trash and recycling are both contracted out. Snow removal on the streets has been great once again
however when we first moved out here the sidewalks were cleared along with the alley ways and in
quite short order. just an observation. Main street looks sad and i appreciate you are looking at that
situation. I am curious if all the empty lots are privately held and if there is any legal way to encourage
development of them either into commercial space or green space (perhaps a water park or the skate
park could be encouraged to build down town?)
Too many old school minds in town.
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Table 1-3
Significant Challenges
Growing this town. We need to do more to bring in services, housing, recreational facilities.
Swimming, parks etc.
Housing downturn in Saskatoon: the relative affordability of Langham may become less significant.
Having enough resources to keep the streets in shape.
The declining business sector and deterioration of buildings
Taxation! how do you keep families in a commuter community while trying to attract growth through
additional families and industry moving out to Langham. Walk around the community and see the
number of homes for sale. Note how many are not selling and ask yourself why...
Roads need attention as well as water
Not having a grocery store.
Not having a grocery store, alot of people would benefit from having one
High property taxes and crime - ie. vehicle and garage break-ins.
People don't like change and without support of people things won't change.
Water and sewage. The lagoon being too small and smelling badly in town.
making our main street look better, getting decent stores in, getting support for local businesses. The
people who grew up here are very 'clicky', it's hard to get past that in some situations, even their
children continue that attitude.
Possibly the mentality that remains from some of the town that Langham must remain small and
closed-off to new business. The residents of this town also seem to be merciless when it comes to
new businesses that make a mistake or don't manage to "please everybody".
Proximity to Saskatoon and Martensville/Warman? Everyone works elsewhere so it's easier to
support business (e.g., grocery stores) elsewhere; lack of local resources and programs/facilities
Lack of money, businesses do not have enough income to keep open
it is difficult to blend the communities of the older Langham families and the new - not much of a
sense of "community"
Not enough sidewalks on main roads therefore cause people to walk on the roads. We need a
grocery store.
High property taxes and no grocery store
Small-town opinion. The only real difference between Langham and Martensville is the lack of
development/promotion. Once the people come, the services should follow.
Town of Langham
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Table 1-3
Significant Challenges
Lack of commercial services
Boredom
Industrial development and high property taxes
Community support. All services require participation and support from the community and I believe
that is strongly lacking.
Getting everyone on a good page about change.
Lack of willingness to come together and work as one team to grow the community in a positive way.
Proximity to Saskatoon and a lack of community support
Staying a town and not becoming a suburb
Prices are the same as the city with none of the convenience, when we moved out here property tax
and housing were cheaper now we pay the same and get less.n
No one wants to take charge and head up programs. Community not together and supportive.
Bylaw restrictions have to be up there.
How high the property taxes are and how the residents of Langham feel about it.
There is not enough law enforcement. Need better enforcements.
No sense of community the water is expensive and always brown there is nothing to do
Proximity to Saskatoon
People don't come together as community and are closed off to others
Lack of funds/lack of businesses. Your tax base can only go so far and if you continue to raise the
taxes with a limited tax base, your tax base will only grow smaller. If you increase the population and
amount of business, you increase your tax base. More funds = more opportunity to increase services.
Cost for local kids to use local facilities are too expensive. Charge out of town e kids more. There's a
big hike in arena rates this upcoming season. Are they necessary?
A challenge is businesses staying in town. They stay for a while but either have to move on or close
up! The only ones that are here are the ones that have been here for years.
Bedroom community.
The people who have lived here forever and Don't want any change to happen.
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Table 1-3
Significant Challenges
A new town council that has no regard with how they spend tax payers money. I think this is the 3rd
time we have paid a consulting firm to do something like this...and nothing changes.
Property Taxes!!!
Safety/security?
Lagoon and roads
Taxes- way too high. I pay almost what the city pays and get my snow cleared. No police, a bylaw
officer who is useless.
Bringing in new businesses
Groups do not talk/work together enough, communication and co-operation needs to improve. And
sometimes what worked in past is NOT going to work now.
Everything I wrote in #12 & more. Council needs to stop with the attitude that it's "Always been this
way" and promote new faces to the town. Delisle, for example is the same distance away as
Langham to Saskatoon and has way more businesses (grocery, clothing, hair shops etc), yet is likely
smaller in population.
Keep up services while keeping property taxes manageable
Town administration .... you're not in the 70's anymore. Your town has NO services. This is why
people come and live there and then leave. Broken promises on growth in the community.
There is a negative history to growth and new people in this town, time to send out positive vibes,
break the cycle. We all pay taxes here that help support the town, maybe a little education on how
community actually keep up would be helpful.
Not being able to support small businesses that try to stay .
Bedroom community. Lack of community support
Keeping people here. The taxes are outrageous for what this town provides (or moreso doesn't
provide). The taxes in Martinsville and Warman are cheaper than here, which is ridiculous. Also, the
town needs to contribute time and money into the recreational parts of Langham and not only rely
solely on volunteers and fundraising.
Attracting businesses
Lagoon
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Some of the more common responses relate to the lack of commercial services, particularly retail /
grocery ventures as well as the challenges that come with growth and maintaining a small community
atmosphere.
1.10
IMPORTANCE OF MUNICIPAL SERVICES
The following results are responses to Section E of the survey, which asked respondents how
important community design features / services were to them (note that not all respondents answered
all questions). Figure 1-7 illustrates the results from the surveys.
Figure 1-7
Community Design Features
Some general highlights of this section include:
-
In a relative sense, responses indicate that the most important services listed is sidewalks in
new residential areas followed by sidewalk snow removal.
-
Having rear lanes in future residential areas was the least important with the second least
important being walking / cycling paths.
-
Other services / design features residents felt were important included: road operation and
maintenance, park amenities, town infrastructure, a local transport service, and a new fire
hall.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Sidewalks
Sidewalk Snow Removal
Walking / Cycling Paths
Rear Lanes
Community Design Features
Very Important
Somewhat Important
Not Important
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1.11
GENERAL COMMENTS
Section G of the survey provided residents the opportunity to provide general comments, concerns
and suggestions. Table 1-4 summarizes the responses received:
Table 1-4
General Comments
I am opposed to Fortune Minerals building their processing plant near town. It should not be built near
our water supply or near our town. Any chance (no matter how small) of water/air/soil contamination
is not a risk we should take. By the time a contamination may be spotted the damage may be done.
They should not be transporting their chemicals on the train that passes just metres from the
elementary school. A derailment would be catastrophic. I think the mayor and council members of
Langham should definitely fight against the building of this plant to keep their resident's safe just as
the town of Dalmeny has.
The Town needs to be recruiting new businesses to the town and working to get the 305 upgraded to
join the Dalmeny, Martensville and Warman boom.
I find it interesting how this survey can be contracted out to an engineering firm, but yet the corner of
Kind and Second St. West hasn't been paved in over 10 years. I think it would be beneficial for the
town to focus on other streets that need to be redone rather than repaving 2nd Avenue every 2 years.
I feel the town council has a duty to keep the community informed. Putting information on the
community page is one way of doing this. I have noticed in some communities they use a Facebook
page to let their communities know what is happening.
Make sure the town foreman knows he works for the town and not the other way around. Needs an
attitude adjustment.
The streets of Langham are very dark at night/in the winter. This makes walking and running
dangerous at times.
Sidewalk snow removal us excessive and would be an inefficient use of municipal funds. Though
walking and cycling paths would be nice we are a small community so our streets are quiet. Future
developments should consider connectivity for all transportation modes
We seem to be stuck - not knowing where to go. As long as I've lived here there has been a push to
get a grocery store here. That's not working - what's a different approach? Perhaps a grocery pick-up
depot with an on-line ordering app? If we want to attract a younger crowd we need to be more 'social
media' driven. If we choose to become a retirement go-to how about concierge communities? Tiny
home communities? We could be greener - build communities that are more self sufficient - geo
thermal, grey water systems, shared car pools, etc. The world is becoming more diverse - how can
we benefit from that? Would the churches share space with a mosque or Aboriginal center? How do
we clean up main street? Empty lots, rundown buildings - not really the image we want if we're trying
to attract people. Our commercial area on railway looks like a lot of junk yards - can we clean that up
and look professional? What about using some of the main street space to create cottage industry
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Table 1-4
General Comments
incubators? We're close to Hwy 16 which means we're close to Shaw fibre - can we get fibre brought
into town and create a tech oriented business centre? We have lots of opportunity - we just need to
pick one and start. Growth creates jobs which drives revenue and retention.
If Langham wishes to develop and grow so that the affordability of housing is maintained I believe we
need to think outside the box. I suggest any future housing development should involve the creation
of a new retail area, centrally placed, which could house or the non-industrial businesses. In addition,
a new industrial park should be built. Parallel and highly visible from Highway 16. New business are
more likely to come here if everything is fresh and new and highly visible. Our existing Main Street
would be better if it was rezoned as residential.
I would like to encourage out town council and staff. It is a very difficult if not daunting task to not only
maintain but to develop a community. I realize there are no quick fixes or easy solutions to the
challenges our town faces so thank-you for taking the time to ask for our input and considering it
along with all our futures.
Thanks for the survey.
The roads need to be fixed properly. They shouldn't have to fix one place 5 times in a year
1.street lights that work (have you looked into solar lights?), 2. fix the sewer smell, it's honestly a
reason some people wouldn't live here, 3. bring in better internet and cable tv, that's often the first
thing people look at before considering an area
It would be great to have a small grocery store (like the coop in Borden) or pharmacy (like in
Dalmeny). A car wash would be great too (Dalmeny and Radisson have one).
Refurbish the town sign, it looks like it was done in the 70s. It would also help to further landscape the
town entrance to provide a stronger first impression and main street to prevent the "dying town" look
that it seems to project.
Repaying roads and more police in town
Take a look at Warman and Martinsville. Very nice cities. See what they have done.
Town should clean sand and gravel off roads. Spray caterpillars Town crew does an extremely good
job clearly snow in a timely matter and doing their best with water in the spring. They work hard all
summer cutting grass, trimming trees and keeping our town looking so good! Ball field and soccer
fields are great! You can tell all the town crew takes pride in their work! Keep up the good work!!
If the rink isn't made a priority I think you will lose a number of families, hockey & skating in small
town are expected.
Sidewalk snow removal could be done only during large snowfalls to help save costs. Small snow
amounts should be done by the home owner.
Proper drainage in front of resident's houses
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Table 1-4
General Comments
Taxes are too high! Where is this money going?
Downtown condemned / dilapidated, vacant buildings need to be corrected. Make business more
liable for maintaining exterior. A community garden space perhaps, would help bring some people
together that would not normally. Also include the school kids in something like this and the produce
could be used perhaps at the fall supper etc.
Get a dog park. The fact that dogs aren't allowed in any of the parks is absolute crap.
Maybe more streetlights, older streets are hardly lit
Town of Langham
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2
Community Service Group Interviews
In May and June of 2017, Associated Engineering Ltd. (AE) conducted telephone interviews with
various community service providers regarding the Town's current level of service. The intention of
the interviews was to determine the current capacity of services based upon current populations and
obtain their perspectives on what amount of community growth would trigger the need for expansion
of the facility or services they represent. Below are the responses from those service providers who
answered and agreed to participate in the telephone interview.
1. What type of service does your association provide the Town of Langham?
-
Recreational organized sports for minors
-
Education for kids 2.5 to 5 years' old
-
Seniors gathering/recreational/community group
2. What Town facilities does your association use as part of its operations?
-
Skating rink, ball diamonds, soccer fields, and on occasion the school facilities
-
Library, community hall, parks, private facilities (Catholic church basement), and the
museum
-
Community hall and museum
3. What characteristics make an ideal community?
Basic services (water, sewer, storm drainage), Strong business core (ie grocery store, drug
store, repair shops, restaurants), Recreation, arts, culture, social activities, community
programs and facilities, Facilities for seniors, Affordable, mixed housing, seniors' residences,
Clean, attractive, and well maintained, Active growth such as residential or commercial
4. What are the strengths of the Town of Langham?
Location - proximity to Saskatoon; Good services such as water and sewer; Good schools
and educational facilities; Clean appearance and well maintained; Friendly community; New
industrial, commercial, and residential development opportunities; Access to four-lane
highway; Parks, open space, and recreational facilities; Affordability, housing;
small/personable community
5. What are some of the challenges that the Town of Langham faces?
Main street (considered the heart of a community); Rail lines; Abandoned properties;
Attracting new businesses and basic services currently not available; Improve drainage;
Street and infrastructure maintenance; Recreational facilities are old and outdated with
lifespans coming to an end
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6. Are there any gaps you see in the services provided by the Town to support your
association?
-
Town has been very efficient in addressing concerns or problems encountered by the
association
-
Never enough volunteers to support the association
-
Enrollment varies from year to year
-
To keep costs lower, they ask for parents to be involved which impacts enrollment
numbers
-
Town has been good and supportive of the pre-school
-
Need help running the club to introduce new programs to keep senior population
active in the Plus 60's Club
-
There is good support from the seniors' population of Langham for the club
-
There is a shortage of volunteers willing to commit
7. As the Town continues to grow, what opportunities exist to support your association? (what
efficiencies can be considered to accommodate future demands)
-
At the present time, there are no gaps in the facilities or infrastructure provided.
However; future growth will trigger gaps in facilities in terms of capacities and
condition/age of infrastructure
-
As the Town grows, pre-school will need their own building. This would
accommodate any growth experienced in the community. The current situation is not
working and would not support growth.
-
The dynamics of seniors is changing and they are looking for different opportunities
related to programs offered by the club
8. What is the current capacity of your associations services based upon current populations?
And, from your perspective, what amount of community growth would trigger the need for
expansion of additional facilities or services associated with your association?
-
Community support has not bee great in terms of enrollment numbers
o
Ages 8-9 and down, enrollment seems good
o
Ages 10 and up, it becomes tougher to make or field teams
-
Community recreational facilities attract growth and so these are important amenities
to keep operational
-
As the community grows, you could see an increase in enrollment numbers.
Currently you could add 5-6 hockey teams and a few more soccer teams before you
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would be over capacity. However, growth could create these increases and require
the need to consider additional facilities.
-
Currently, the Plus 60's Club can fit 50 -60 seats for a meal and their current
participation is approximately 30 people
-
More seniors would trigger an increase in space; however, the current issue is there
are no places for seniors to down-size and stay so they leave Langham for the City of
Saskatoon
9. Is there any other information you would like to provide regarding your association's services
to the community?
-
Having a pre-school would help draw people to the community
-
It helps prepare the kids for elementary school
-
It brings families together and helps people get to know one another in the
community
-
The club needs more volunteers and people looking to take a lead role so they can
introduce different programming options for club participants
-
A multiplex would help; however, it is not necessarily required as the existing town
facilities could accommodate other programming options for the club
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3
Langham Days
In June of 2017, Associated Engineering Ltd. (AE) participated in this annual event to provide the
opportunity for the residents to engage the AE project team members in conversation regarding the
update to the Official Community Plan. The event was intended to gain additional insight regarding
resident's perception of the current state of the Town and what they see as its future. Table 3-1
summarizes the comments and recorded conversations from this event:
Table 3-1
Langham Days Comments & Conversations
-
Direct commercial growth to downtown
-
Get the abandoned buildings downtown filled in with actual businesses
-
Growth of the community has been at a stand still; we are struggling to grow
-
If we get a grocery store or general store, the community needs to support it; also, the store will
need to be able to provide competitive prices
-
The Town needs to see growth in all sectors of land use; commercial, industrial, and residential
-
A trail/path leading to the North Saskatchewan River would be fantastic
-
What would entice or what could Council do to entice someone to operate/open a grocery store
-
We are losing seniors population to larger centres because of programming/opportunities and
housing choice
-
If we had a seniors housing unit we may be able to sustain a grocery or general or pharmacy
store as majority of seniors would shop and stay in the community
-
A unit like this should be close to downtown so seniors can walk to the services and goods
-
Library does a lot of kids clubs and book reading activities
-
There are summer reading programs for kids where the library provides rewards
-
They have book clubs for adults and seniors
-
Nothing provided for the youth demographic
-
People have a concern with advertising of the activities
-
Community use to have lots of programs available for the youth and children where they would
bring someone in and teach something different each week (i.e. archery or football)
-
Get rid of Highway Commercial as it is not really viable or sustainable in the community
-
Focus commercial in the downtown and provide larger format general commercial near the
industrial area
-
Would like to see a dog park
Town of Langham
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Table 3-1
Langham Days Comments & Conversations
-
Community demographic appears to be changing, more young couples and families are locating
in Town and they appear to be eager in helping get programs in the community
-
Seniors or empty nesters appear to be selling homes to relocate to the City where there is more
housing choice