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CITY OF MEADOW LAKE
OFFICIAL COMMUNITY PLAN
BYLAW NO. 1/2014
with amendments up to and including Bylaw No. 13/2015 passed September 28, 2015.
by City Council.
===================================================================
NOTE:
All persons making use of this consolidation are reminded that this document has no legal status, that the
amendments have been embodied for convenience of reference, and that the original bylaws should be consulted
for all purposes of interpretation and application of the law. Red highlighted entries indicate the amendments to the
bylaw.
==================================================================
North of Divide Community Association
1
City of Meadow Lake Official Community Plan
City of Meadow Lake
Official Community Plan
February 9, 2015
Schedule A
This Schedule A forms part of Bylaw 1/2014
________________
Mayor
________________
City Clerk
SEAL
North of Divide Community Association
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City of Meadow Lake Official Community Plan
TABLE OF CONTENTS
PART 1: INTRODUCTION ................................................... 3
1.1.
Purpose of an Official Community Plan ........................................ 3
1.2.
Authority and Mandate .................................................................... 3
1.3.
Background ...................................................................................... 4
1.4.
Projections ....................................................................................... 5
1.5.
Approach .......................................................................................... 5
1.6.
Consultation ..................................................................................... 5
1.7.
How to Read this Plan ..................................................................... 6
PART 2: VISION, PRINCIPLES ........................................... 7
2.1.
Vision ................................................................................................ 7
2.2.
Principles .......................................................................................... 7
3.1.
Introduction ...................................................................................... 8
3.2.
Growth and Development Policies ................................................. 8
3.3.
Public Realm .................................................................................. 10
3.4.
Land Use Policy Areas .................................................................. 10
PART 4: TRANSPORTATION AND INFRASTRUCTURE 21
4.1.
Transportation ................................................................................ 21
4.2.
Infrastructure .................................................................................. 22
PART 5: IMPLEMENTATION ............................................ 26
5.1.
Policies ........................................................................................... 26
APPENDIX I - POPULATION PROJECTION ...................... 32
APPENDIX II - SERVICING DETAIL ................................... 34
Part 1: Introduction
1.1. Purpose of an Official Community Plan
1.1.1. This Official Community Plan is adopted by the City of Meadow
Lake, in accordance with sections 29 and 32 of The Planning and
Development Act, 2007, (the Act), to provide a framework of
goals, objectives and policies to guide the management and use
of land, along with its future development, within the City limits.
This Plan is designed to assist decision makers in securing the
future and current goals of the community while evaluating the
future effects of decisions regarding land use planning.
1.1.2. The City of Meadow Lake's Official Community Plan (OCP)
provides a vision of what the community would like the City to
look like in the future, and includes land use policies to assist in
achieving this vision. It provides the municipality with an avenue
to address issues such as economic development, infrastructure
development, and unique issues and opportunities. To become an
"official" community plan, the OCP must be adopted by City
Council, and all future land use decisions should be consistent
with the OCP. However, the OCP is a living document and as
such the City may amend it in response to changing conditions.
1.2. Authority and Mandate
1.2.1. Section 32 of the Act states that an Official Community Plan must
incorporate applicable provincial land use policies and
Statements of Provincial Interest, with respect to:
- Sustainable current and future land use and development in the
municipality;
- Current and future economic development;
- The general provision of public works;
- The management of lands that are subject to natural hazards,
including flooding, slumping and slope instability;
- The management of environmentally sensitive lands;
- Source water protection; and
- The means of implementing the Official Community Plan.
1.2.2. An Official Community Plan may also include:
- Statements of municipal policy regarding sustainable current
and future land use and development in the municipality;
- Policies regarding the coordination of municipal programs
relating to development;
- Policies regarding the use of dedicated lands;
- Concept plans, pursuant to the Act;
- A map or series of maps that denote current or future land use
or policy areas;
- Any other statements of policy relating to the physical,
environmental, economic, social or cultural development of the
municipality that Council considers advisable; and
- Policies that address the coordination of land use and
development, future growth patterns and public works with
adjacent municipalities.
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City of Meadow Lake Official Community Plan
1.3. Background
General
Meadow Lake is known as "The Gateway to the North" as it
functions as the trading centre for the larger northwest community.
The City is the largest urban centre in the region and is
strategically located to serve the surrounding area and various
industries. Meadow Lake features a wide range of health,
education and community services that cater to the existing
community and region. The main industries that employ residents of
Meadow Lake are forestry, agriculture, construction, transportation
service as well as Federal and Provincial government positions. The
surrounding
areas
also
provide
significant
employment
opportunities including the existing mills located near the City as
well as resource and tourism development industries.
The appeal of surrounding areas, nearby development and
existing economic base provide many opportunities for the City
going forward. The proximity of Meadow Lake to Flying Dust First
Nation and development in the Rural Municipality (RM) of Meadow
Lake provide potential linkages for increased shared utility
infrastructure and community services. Within the City boundaries is
significant land allocated to support increased commercial and
industrial growth. There is also sufficient land available for new
residential expansion and opportunities for infill development. The
downtown/core also has potential for increased commercial and
residential services through mixed use developments.
Transportation
Meadow Lake is less than 2 hours driving distance from three small
cities: Lloydminster, North Battleford and Cold Lake. The Class 1
highway which links Meadow Lake to all the major centres
(Edmonton, Saskatoon) is Highway 4 south to North Battleford.
From there all the major centers are easily accessible on Class 1
highway.
Currently the four highways that connect Meadow Lake to other
economies are: Highway 4 south to North Battleford; the system of
highways and roads that connect Meadow Lake to Lloydminster;
Highway 55 north-west to Cold Lake AB; and Highway 55 south-
east to Prince Albert. These roadways are the main road
transportation arteries for Meadow Lake.
Meadow Lake has one airport that is owned and operated by the
Saskatchewan Ministry of Highways. This airport features a 5,000
ft asphalt runway which can accommodate larger aircraft.
Prior to the current owners' decision to discontinue rail services,
which officially ended in April of 2009, the City of Meadow Lake
had access to reliable rail service. Efforts to reactivate the
Meadow Lake - Speers short rail line were not successful.
Infrastructure
The water infrastructure system in Meadow Lake has been updated
several times (in 1980, 1986, and 2006) and can serve a
population of 10,000 (including Flying Dust First Nation). The
average consumption is 400,000 imperial gallons per day, or
1800 cubic metres. There are three raw water reservoirs which can
store up to five months of water, and an additional one million
gallons of potable water in storage.
The wastewater infrastructure system features three lift stations,
two aerated lagoons, four holding lagoons, and a cattail lagoon,
all of which are designed to serve a population of 7,500. In 2009
a fourth sewage lagoon cell was constructed with plans in the near
future for a mechanical sewage treatment plant to upgrade the
present sewage system to serve a population of 10,000.
Solid waste management in the City is controlled by the Northwest
Regional Waste Management Authority which operates a regional
landfill. The landfill opened on October 1, 2008 and is a joint
effort between the City of Meadow Lake, the RM of Meadow Lake
No. 588, the Village of Goodsoil, the RM of Beaver River No. 622
and the Village of Dorintosh. The regional landfill is located 14
miles west of the City on Highway 55.
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City of Meadow Lake Official Community Plan
1.4. Projections
The City of Meadow Lake is a growing community. Its role as a
focal point in the region means that there are upward pressures on
population. As of 2011 the population was 5,045. Over the course
of this plan, the population is expected to grow to 5,713 people
with 2,857 jobs. This is a population growth of 13% over the
course of the 20 year planning window of this plan. Flying Dust
First Nation has a service based population of 660 that is
expected to grow to 747 in 2032.
1.5. Approach
The project to create this OCP was initiated in April 2011. Over a
period of several months, the project team conducted background
research and engaged a wide range of stakeholders to identify
the existing conditions in the region. From this, they developed a
series of draft Vision and Principles, which were then used to create
and evaluate several development options. The development
options were presented as one Land Use Concept, based on the
opportunities and constraints that were identified. The feedback
that was provided was consolidated and one preferred
Development Concept was created. This development concept
provided the basis for the drafting of the OCP. The draft OCP
went through various forms of consultation prior to its completion.
1.6. Consultation
There was public consultation and stakeholder engagement
throughout the project process to communicate to stakeholders why
the project is taking place, what the project is about and to invite
participation in the process. The first opportunity for the public to
be involved was at a public open house on November 26, 2011 at
the Meadow Lake Holly Berry Festival. The public was asked to
provide feedback on the analysis of opportunities and constraints.
Also there was presentation of a land use concept for the City
where specific features of the concept were evaluated. The second
opportunity for the public to provide input was at a public open
house held at the Meadow Lake Chamber of Commerce Cultural
Fair on April 28, 2012. A draft of the OCP was presented with a
revised land use concept and draft policies to guide development
in the City for the next 20 years. Feedback that was received from
the public helped shape the document through the drafting stage.
Another opportunity that was available for consultation and input
were stakeholder meetings. Stakeholders were identified at the
beginning of the project as being subject matter experts that could
provide helpful direction on various aspects of the plan. The
stakeholders that were involved included: members of the North of
Divide Community Association (NODCA), the Municipal Affairs
Community Planning Branch, the Public Advisory Group, First
Nations, and government ministries/organizations.
Stakeholder engagement session
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City of Meadow Lake Official Community Plan
1.7. How to Read this Plan
The OCP is meant to be read in its entirety. To ensure a complete
understanding of the OCP, it is recommended that the reader
avoid reading specific sections or policies in isolation.
The background information and activities that led to the formation
of this Plan are detailed in the Annexes and should be consulted
for further details.
This OCP contains policy areas, policies, and schedules that are
intended to guide future growth and development within the City.
All land within the City now has a land use designation (e.g.
Residential Stable), which then subjects it to its designation's land
use policies (i.e. Residential Stable policies). Land use designations
are shown on the schedules, which are maps displaying the
approximate boundary of the land use designation policy areas.
Definitions of key terms can be found in the Statements of
Provincial Interest. All policies in this OCP are to conform to The
Planning and Development Act, 2007 and the Statements of
Provincial Interest.
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City of Meadow Lake Official Community Plan
Part 2: Vision, Principles
2.1. Vision
Meadow Lake is a progressive city bolstered by a strong spirit and
sense of community. Serving as a regional hub for northwest
Saskatchewan, Meadow Lake supports the growing resource,
agriculture and tourism sectors. Anchored by its abundant
recreational amenities and picturesque natural surroundings the
community is an outstanding location for families, professionals and
businesses. The community's growth will allow for increased
education and commercial opportunities that will make it more
attractive to current and future residents. The residents of Meadow
Lake are also committed matching the beauty of their environmental
setting to the appearance of their city while maintaining sustainable
growth.
Visioning exercise at public open house
2.2. Principles
Live
- Create a range of housing choices while maintaining
affordability.
- Provide a variety of educational opportunities to serve the City
and region.
- Promote the efficient use of land through a mix of uses, infill and
new development.
- Create a safe and accepting community.
Invest
- Promote Meadow Lake as a regional hub by facilitating
development of a wide range of services and amenities.
- Revitalize the downtown core to create a focal point for the
community.
- Provide a variety of transportation choices for residents and
businesses.
- Seek cost-effective options and new funding models for future
infrastructure development to support growth and ensure
community viability.
Enjoy
- Create an open space network connecting parks, community
facilities, neighbourhoods and the Lake.
- Protect shore lands and habitat along the Lake and ensure
development does not occur in flood-prone areas.
- Provide a wide range of recreation opportunities to promote
healthy living and capture increased tourism opportunities.
Collaborate
- Encourage community and stakeholder involvement in
development decisions.
- Foster cooperation with Flying Dust First Nation and develop
further opportunities for collaborative and complementary
infrastructure and land uses.
- Promote inter-municipal and inter-governmental cooperation that
facilitates strong partnerships and coordinated development.
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City of Meadow Lake Official Community Plan
Part 3: Future Land Use Concept and Policy Areas
3.1. Introduction
This section contains policies and designations that will inform growth
and development within the City of Meadow Lake. The OCP should
be read in conjunction with the NODCA District Plan which provides
direction to Meadow Lake's role within the region.
3.2. Growth and Development Policies
3.2.1. As identified in the NODCA District Plan, the City of Meadow
Lake is to serve as a regional hub for surrounding areas and is
expected to continue as such into the future.
3.2.2. The City will encourage intensification of current residential and
employment areas towards meeting its population and growth
targets. A target of 40% residential development through infill
has been established to take advantage of existing services and
to ensure appropriate phasing and sequencing of development.
3.2.3. Within the current land budget of the City, additional population
can be accommodated as follows:
a)
1,200 additional residents can be accommodated within
vacant lands
b)
290 additional jobs can be accommodated within vacant
commercial land
c)
200 additional jobs can be accommodated within vacant
industrial land
3.2.4. The Land Use Map (Schedule A) defines those areas of the City
where growth will be directed, where neighbourhoods will
remain stable, and other existing features such as parks,
industrial lands and commercial areas within the City.
3.2.5. The City's currently serviced industrial, commercial, recreational
and residential land uses are a significant draw and provide
necessary services for the City as well as surrounding residents
and industry. Future development should prioritize currently
serviced areas of the City.
3.2.6. The City will prioritize investment and development within the
downtown core, along the Highway 55 corridor and Highway 4
corridor.
3.2.7. The western portion of the city will continue to grow into a
commercial and industrial development focused corridor. This
location will benefit from its proximity to Highway 4, which is
recognized as a significant transportation corridor through the
region.
Residential
3.2.8. The City's land base is largely made up of low density single
family neighbourhoods, punctuated by areas of commercial
activity along Highway 4 and 1st Ave and industrial uses in the
south west of the city.
3.2.9. Residential expansion is anticipated to occur in the southern
portion of the City.
3.2.10. Long term residential expansion is expected to occur to the
northwest of the current City boundaries. This is not anticipated
within the timeframe of this planning document, and therefore
not shown in Schedule A, but should be acknowledged.
Residential development
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City of Meadow Lake Official Community Plan
3.2.11. Further residential development is currently limited because of
the lack of servicing capacity in the eastern portion of the City
and the lack of undeveloped land within the City boundary.
Extension of municipal services to the eastern residential areas
is a long term priority of the City.
3.2.12. Opportunities for densification of the residential areas in the
centre and east of the City are something that should be
pursued. However, servicing upgrades would require a
significant investment so it is important to consider the long
term potential in this area when evaluating nearby servicing
upgrades.
Mixed Use
3.2.13. Meadow Lake contains multiple areas that have a high
potential for mixed use redevelopment. These include:
a) Current exhibition grounds: There is potential for this area to
be developed as a mixed-use community with multi-family
residential, small-scale commercial and community buildings.
There is also potential to incorporate some of the
characteristics of exhibition grounds into the built-form of the
redevelopment to create a unique neighbourhood character.
b) Lands around the Northwest Regional College: There are
currently vacant lands that could be used for mixed-use with
a combination of residential institutional uses and connections
to the existing commercial site along Highway 4. This would
allow for further expansion of the college, which would aid
in retention of local youth in the region.
c) Southernmost portion of the City along Highway 4: There is
potential for mixed used with commercial and residential
uses in this area. This location could serve as a location for
larger format commercial with regulation to ensure it can
transition into other uses as necessary.
Downtown
3.2.14.
The downtown core, conceptually defined at the intersection
of Centre Street and 1st Avenue, will function as a mixed
use core and become a focal point for the City. Commercial
growth will be directed to this area and downtown renewal
will be pursued to ensure its long-term viability.
Businesses on Centre Street
Gateways
3.2.15.
When entering the City, four gateway areas will be pursued
in the areas adjacent to 1st Avenue and 9th Avenue where
they intersect Highway 4, at the southern edge of the City
on Highway 4 and at the eastern edge of the City on
Highway 55 as depicted in Schedule A. Gateways shall
provide entry-ways to the community and serve to help
direct people towards the main downtown core and other
areas of interest to the travelling public.
3.2.16.
Gateways will be designed to a high development standard
reflective of their importance in way-finding and introducing
visitors to the City. The southern gateway, located at the
storm water management facility, will be a major focal point
for recreation, events and tourist attractions.
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City of Meadow Lake Official Community Plan
Utilities
3.2.17.
Two areas, located in the far northeast and southwest, have
been identified as public servicing areas. These areas
contain existing and potential locations for utility services
that would benefit the entire city.
3.3. Public Realm
3.3.1.
The public realm consists of all publicly owned spaces
(including all roads, sidewalks, parks and open spaces) and
the relationship between the total built environment with
these public spaces. The key public realm components of this
OCP are the creation of a human-scaled environment along
key streets, 1st Avenue, Centre Street, and 9th Avenue, and
the creation of defined gateways into the City as depicted
in Schedule B.
3.3.2.
Public realm improvements will be focused along key
corridors connecting regional highways to the downtown
(along 1st Avenue and 9th).
3.3.3.
Sidewalks along streets designated for public realm
improvement shall be between 1.7m-2.0m along both sides
to allow for amenities such as benches, planting, and
lighting. All other sidewalks shall have a minimum width of
1.5m or as directed within the Zoning Bylaw.
3.3.4.
Lighting and signage standards will be coordinated along
the key streets and gateways in order to establish a
consistent identity for the City.
3.3.5.
Any new buildings adjacent to park spaces shall be
designed to animate the edges of parks, with the principal
building entrance fronting park spaces.
3.3.6.
Community
engagement
activities
such
as
market
opportunities, community gardens, and public art will be
encouraged to locate in parks and open spaces.
3.4. Land Use Policy Areas
This section provides a description and policies around each of the
land use policy areas.
Mixed Use Centre Policy Area
3.4.1.
The mixed use centre is an urban area designated for future
mixed use intensification with a high level of servicing and
enhanced public realm that generally are located around
intersections of two corridors or central downtown areas.
3.4.2.
Permitted uses within the mixed use centre will comprise
commercial-related mixed use, institutional, residential,
public roads, utilities and ancillary shops and services.
3.4.3.
The mixed use centre will accommodate the highest density
land uses in the City.
3.4.4.
Ground floor uses will be retail, office, or community uses
that invite public activity. Residential and/or professional
uses will be encouraged in upper storeys.
3.4.5.
Public gathering spaces shall be provided in the mixed use
centre, welcoming residents and visitors alike.
Interaction of public and private areas
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City of Meadow Lake Official Community Plan
Mixed Use Node Policy Area
3.4.6.
Mixed use nodes are comprised of urban areas designated
for expansion or intensification located at intersections of
prominent corridors and arterials that will serve as future
sites of commercial-related mixed use development with
high quality urban design.
3.4.7.
Uses considered within mixed use nodes will comprise
commercial-related mixed use, institutional, residential,
public roads, utilities and ancillary shops and services.
3.4.8.
Two mixed use nodes are considered within the OCP as
identified in Schedule A and are referred to as Southern
Mixed Use Node and Eastern Mixed Use Node.
3.4.9.
Mixed use nodes will accommodate higher density land uses
with a range of land uses as identified above that can be
mixed in either horizontal or vertical forms.
3.4.10.
In vertical mixed use developments, ground floor uses will be
retail, office, or community uses that invite public activity.
Residential and/or professional uses will be encouraged in
upper storeys.
3.4.11.
Public gathering spaces shall be provided in mixed use
nodes, welcoming residents and visitors alike.
3.4.12.
[Repealed]
3.4.13.
The Southern Mixed Use Node should have a medium
density and be developed in relation to the adjacent area
identified as Residential Expansion. Uses that should be
located in this node are medium density residential uses,
such as townhouses, duplexes and apartments, special needs
housing, small scale commercial, and institutional.
The recommendations of the 2010 South Residential /
Commercial Development Study should be consulted when
developing the Southern Mixed Use Node and adjacent
Residential Expansion areas.
3.4.14.
The Eastern Mixed Use Node will be encouraged to
maintain, wherever possible, its historic character as the
Exhibition grounds.
Mid-rise buildings should have frontage along 3rd Street
East and 4th Avenue, with commercial/office uses located at
grade with residential above. Other uses that should be
located in this node are residential uses such as single
family, duplexes, and townhouses.
Residential - Stable Policy Area
3.4.15.
Stable residential areas are characterized by a mix of low
density residential uses and may include detached and semi-
detached dwelling units, secondary suites, duplexes,
townhouses, low density multi-family uses, special needs
housing, and places of worship. Small scale local commercial
uses such as home based businesses and corner stores may
also be permitted. These areas can accommodate some new
residential housing, which should consider the surrounding
context, including architecture, scale, and lot and lane
configuration.
3.4.16.
Development in stable areas will be characterized by a mix
of low density residential uses and may include (but is not
required to include) detached and semi-detached dwelling
units, secondary suites, special needs housing, mobile homes,
duplexes, triplexes, townhouses and apartments. Residential
densities from 10 to 50 units per hectare, in one to three
storey building forms, will be supported.
3.4.17.
New developments within residential stable areas shall
consider its surrounding context, including architecture, scale,
and lot and lane configuration.
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City of Meadow Lake Official Community Plan
Multple unit development
Residential - Expansion Policy Area
3.4.18.
Residential expansion areas are residential areas that
should be planned, designed and phased to ensure a
compact, contiguous, and well-designed urban form which
uses land and infrastructure efficiently. Developments in
expansion areas should be encouraged to provide a mix of
residential options such as detached and semi-detached
dwelling units, secondary suites, duplexes, medium density
multi-family residential uses such as detached townhouses,
row houses, stacked townhouses and apartments.
3.4.19.
Residential expansion areas may also contain community
amenity uses such as places of worship, child care, libraries
or community space. Environmental design considerations
should be encouraged, for example, maintaining natural
areas, and reducing the total built-up area of the
subdivision through reductions in road requirements and
encouraging non-porous surfaces instead of hard paved
areas.
3.4.20.
Residential expansion areas will achieve a minimum density
target of at least 17 dwelling units per net hectare (net
hectare excludes environmental reserves and arterial
roadways).
3.4.21.
To help achieve compact growth within expansion areas,
public land uses such as school sites, road rights-of-way,
stormwater facilities, and so on, should be planned and
designed in such a way that they make efficient use of land
and optimize public operational and maintenance costs for
services.
3.4.22.
Council shall enter into servicing agreements with developers
of residential subdivisions that meet the following
requirements:
a) The developer shall provide information showing how the
proposed lot will be serviced with potable water, sewage
disposal, stormwater drainage, gas, power and other
utilities to the satisfaction of the City;
b) The developer will bear all on-site and off-site costs of
development, including but not limited to, new road
construction,
water
and
sewer
servicing,
drainage
improvements and utility installations; and
c) Servicing designs will meet all requisite government
department requirements, including but not limited to,
Saskatchewan Ministry of Environment, Water Security
Agency and Saskatchewan Ministry of Health.
3.4.23.
Development within expansion areas will be planned with
the following environmental design considerations, including:
a) Maintaining natural areas and retaining historic landscaping
on the site including buildings, structures, windows, etc;
b) Retaining existing water courses and wetlands and actively
integrating storm water management systems with natural
water courses;
c) Supporting integration of natural, open space and
recreational areas as habitat corridors; and
d) Reducing the overall built-up area of the subdivision through
reductions in road requirements and hard surfaces in the
subdivision.
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City of Meadow Lake Official Community Plan
Residential - Densification Policy Area
3.4.24.
Residential densification areas can accommodate change
through densification and redevelopment provided that
they:
complement
the
character
of
the
existing
neighbourhood; are sensitive to the location, massing and
height of adjacent buildings; retains existing trees and
vegetation; are supported with infrastructure and services.
3.4.25.
Densification can take place on different scales, ranging
from the redevelopment of underused buildings to surface
parking lots. Some uses that may be permitted in
densification areas include semi-detached dwelling units,
secondary suites, duplexes, medium density multi-family
residential uses such as row houses and fourplexes.
3.4.26.
Residential densification areas identified in Schedule A are
areas that can accommodate change through densification
and redevelopment provided that they:
a) Complement the character of the existing neighbourhood;
b) Are designed in a manner that is sensitive to the location,
massing and height of adjacent buildings;
c) Utilize innovative and creative designs that foster
distinctiveness, while still respecting the existing character;
d) Maintain an acceptable traffic pattern on nearby roads;
e) Retain existing trees and vegetation and provides
additional
landscaping
to
integrate
the
proposed
development with the existing neighbourhood;
f) Preserve significant views and vistas which help define a
residential neighbourhood;
g) Ensure an appropriate transition between low-density
residential areas and more intensive multi-residential or
commercial areas; and
h) Are supported with infrastructure and services.
3.4.27.
Home-based business secondary to the principal residence
will be encouraged provided that such businesses are
compatible with existing adjacent uses and the environment.
Industrial Policy Area
3.4.28.
Industrial areas are intended to facilitate economic growth
and provide employment opportunities within Meadow Lake.
These uses allow for businesses to operate that require
manufacturing, processing, storage of goods. The aesthetic
appeal of these uses is not as important as they will
generally be located away from major thoroughfares or
screened from view. These uses may or may not have
nuisances that extend beyond their property boundary, but
if so they should be mitigated where possible and not affect
residential or institutional areas.
3.4.29.
Retail uses such as cafes or restaurants will only be
permitted in industrial designations when they provide
services to area employees.
3.4.30.
Office uses will be permitted only as ancillary to permitted
industrial uses.
3.4.31.
The City will continue to assess industrial land needs as part
of a general employment and investment strategy for
Meadow Lake.
Industrial development
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City of Meadow Lake Official Community Plan
3.4.32.
Where adjacent to major highways or roads, proper
screening should be implemented for sites with outdoor
storage.
3.4.33.
Nuisances and risk that emanate from industrial areas should
not affect residential or institutional areas.
Commercial Policy Area
3.4.34.
Commercial uses typically involve a business venture that
caters to residents and visitors by providing a good or
service. Generally these uses operate with customers visiting
the site or employees traveling from the site by various
forms of transportation. These uses can take on various forms
from large-format vehicle-oriented development along
highways or arterials, down to small-scale pedestrian
oriented development in the downtown core or mixed use
area.
3.4.35.
To help improve the visual realm of Meadow Lake,
commercial development should achieve a high aesthetic
quality. This can be achieved through high quality building
materials, landscaping, site design, and building positioning.
Commercial Development
3.4.36.
New extensions and infill commercial development will be
encouraged, where appropriate, along both sides of
Highway 4, north of 9th Avenue.
3.4.37.
Commercial areas should connect to other parts of the City
through multi-use pathways, sidewalks, trails and other
transportation routes.
3.4.38.
Local small businesses should be promoted and supported,
including those oriented to home occupation uses, bed and
breakfasts, and arts and artisans.
Carpenter High School
Institutional Policy Area
3.4.39.
Institutional uses are typically development that serve the
community as a whole and are of public interest. This
designation can include a range of public services such as
schools, religious buildings, government offices, recreation
facilities and health facilities.
3.4.40.
New institutional uses should be encouraged to locate close
to other institutional uses, as well as existing parks/open
spaces and trails wherever feasible.
3.4.41.
Walking and cycling connections between institutional uses
shall be encouraged.
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City of Meadow Lake Official Community Plan
Utility Policy Area
3.4.42.
This designation is to allow for the development of systems
that serve Meadow Lake and surrounding areas. These can
include water servicing facilities, wastewater servicing
facilities, telecommunication sites, pipelines, stormwater
management facilities and other utilities.
3.4.43.
Where feasible and practical, the City may pursue more
natural, source control methods of managing run-off in order
to reduce capital upgrades in the long term. New roads
should consider the use of natural drainage techniques (such
as bio-swales) to accommodate runoff.
3.4.44.
Encourage recycling and waste reduction methods in utility
areas.
Environmentally Sensitive Area Policy Area
3.4.45.
Environmentally Sensitive Areas, as defined by the
Statements of Provincial Interest, are to be identified,
inventoried and mapped as part of the submission of a
concept plan or plan of subdivision at the cost of the
developer.
3.4.46.
All hazard lands, including mapping of Floodplains and
Flood Fringe Areas to a 500 year storm, are to be
submitted as part of a development application at the cost
of the developer, unless directed otherwise by Council, and
such areas, after review, are to be set aside from
development.
3.4.47.
Require flood-proofing of new buildings or new additions to
buildings to an elevation of 0.5 meters above the 1:500
year flood elevation.
3.4.48.
Set aside as environmental reserves, corridors for wildlife
habitat and Environmentally Sensitive Areas for their
protection.
3.4.49.
Where feasible, support local environmental and heritage
protection groups that support upkeep and maintenance of
Environmentally Sensitive Areas.
3.4.50.
Consider protection of critical viewsheds to the lakes and
other viewscapes in the development approval process.
Park and Open Space Policy Area
3.4.51.
Park areas include parks, plazas, open spaces, and other
recreation uses, and provide for both active and passive
activities. Parks can range from small neighbourhood parks
to large destination parks and trails. Cultural events, social
gatherings, sports, and other leisure activities may also be
held in park areas.
3.4.52.
Development other than recreational and cultural facilities is
generally prohibited within park areas.
3.4.53.
Any new proposed park should physically link with an
existing park, open space, and/or the waterfront and be
designed to be primarily active or passive in order to
maintain a balance within the city.
3.4.54.
Selection of future parks should consider the following
criteria:
a) linking with existing parks, open spaces, and the waterfront
to establish a network;
b) achieving an even distribution of parks throughout the city;
and
c) balancing the provision of "active" and "passive" parks in
all parts of the city
3.4.55.
Encourage publicly accessible open spaces in new
developments, such as plazas, walkways or small park
nodes.
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City of Meadow Lake Official Community Plan
Baseball diamonds in Lions Regional Park
3.4.56.
The City should only recommend subdivision approval where
developers dedicate 10% of a parcel as municipal reserve.
3.4.57.
The City shall work with residents, developers, government
agencies, and community organizations in providing,
developing, and maintaining parks and publicly accessible
open space.
3.4.58.
Open Space areas include golf courses, regional and
provincial parkland, undeveloped Crown lands and
environmentally sensitive lands, as well as lands used or
reserved for public utilities and services. The City shall
support the protection of environmentally and culturally
significant areas by acquiring lands to be designated open
space, especially those lands with significant vistas, such of
those of the lake or hilltops. Applications for uses on lands
adjacent to open space areas must not negatively impact
these existing areas; appropriate buffering or screening
may be required.
3.4.59.
The City can investigate the acquisition of lands for open
space that preferably have vistas, such as the lake or
hilltops, and ensure that new development does not inhibit
these views.
3.4.60.
Encourage the expansion and retention of open space on
private lands.
3.4.61.
Manage open spaces in a manner that minimizes their
impact on the natural environment and adjacent urban
areas.
Special Policy Area - Waterfront Special Policy Area
3.4.62.
Lands located between the current City extent and Meadow
Lake (water body) are subject to potential flooding, and will
therefore require further study until it can be determined
whether this area is suitable for development. This area will
be considered a special policy area until these studies are
completed.
3.4.63.
This area is for potential future development. The potential
development will be limited by the flooding hazard. An
accurate definition of the 1:500 year flood plain has not
been completed at time of approval of this plan, so a
proper delineation of where it is appropriate for
development to occur is not yet known. Further study is
required to properly determine the flooding risks. When
further study is complete, it is expected that the area that is
considered developable will become a part of the
residential expansion area with contiguous and compact
development. The area that is part of the flood risk can be
protected as open space with no permanent structures.
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City of Meadow Lake Official Community Plan
Special Policy Area - Central North Special Policy Area
3.4.64.
The second area for special consideration is on 1st Avenue
and adjacent to Flying Dust First Nation. This area is
anticipated to become part of the Flying Dust First Nation. In
order for this to occur it must follow the process outlined in
the Saskatchewan Treaty Land Entitlement Framework
Agreement.
This area needs to be properly defined and further
consultation is required with Flying Dust to determine the
eventual land use that will occur and to ensure that it is
complementary to both the City and the First Nation.
3.4.65.
Development will be limited in these areas until further
necessary studies/work is completed (as outlined in Chapter
4).
Light Industrial Policy Area
3.4.66
The Light Industrial Area is intended to provide for industrial
uses with limited outdoor storage that have no associated
off-site impacts.
3.4.67
When determining appropriate uses, consideration should
be given to the historical uses of the area, as well as
compatibility with and impact on surrounding residential
policy areas.
Urban Commercial Policy Area
3.4.68
The Urban Commercial Area is intended to accommodate
commercial usage and development compatible with the
original downtown district on 3rd Street East.
3.4.69
When determining appropriate uses, consideration should
be given to the historical uses of the area, as well as
compatibility with and impact on surrounding residential
policy areas. Development in this area may also reflect the
adjacent mixed use policy areas.
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City of Meadow Lake Official Community Plan
Schedule A: Land Use Concept
Central North
Special Policy Area
Waterfront
Special
Policy Area
Meadow Lake
Golf Club
Hospital
Arena
Aquatic
Centre
Bridger Dr
Commercial Cr
9 Avenue
7 Avenue
3 Street
4 Avenue
5 Street
7 Street
River Avenue
8 Street
6 Street
Sergent Avenu
e
8 Avenue
Centre Street
6 Avenue
5 Avenue
King Street
Semchuk Drive
Cochin Avenue
ESAU Street
Bauman Street
Ducluze Place
Palenchuk Place
2 Street
4 Street
6 Street
8 Avenue
4 Street
6 Avenue
4 Street
6 Street
5 Avenue
5 Avenue
5 Street
7 Street
7 Street
3 Avenue
2 Street
6 Street
7 Street
2 Avenue
1 Street
6 Street
2 Street
5 Street
4 Street
1 Avenue
3 Street
1 Street
Legend
City of Meadow Lake Boundary
Parcel
Land Use
Mixed Use - Centre Policy Area
Mixed Used - Node Policy Area
Residential - Stable Policy Area
Residential - Expansion Policy Area
Residential - Densification Policy Area
Industrial Policy Area
Commercial Policy Area
Institutional Policy Area
Utility Policy Area
Special Policy Area
Park + Open Space
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City of Meadow Lake Official Community Plan
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City of Meadow Lake Official Community Plan
Schedule B: Public Realm Concept
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City of Meadow Lake Official Community Plan
Part 4:
Transportation and Infrastructure
4.1. Transportation
The following policies are related to prioritization of transportation
routes in terms of required upgrades, and required future studies.
General
4.1.1.
Provide an efficient road system that is safe and accessible
to a range of transportation modes to serve the needs of
local and regional residents, farmers and businesses, and is
integrated with the provincial highway system.
4.1.2.
The City will establish consistent engineering standards for
right-of-way and traffic width to ensure a balance between
safety, convenience, snow clearing, traffic calming, car
parking and capital operations costs.
4.1.3.
In the longer term, work with surrounding municipalities to
establish a regional bus service for transporting residents
between communities and to transfer points with the existing
Saskatchewan Transportation Company services.
4.1.4.
The City will protect rail rights of way from inappropriate
development. Where feasible, rail rights of way are to be
incorporated into a regional multi-purpose trail system.
4.1.5.
Work with the Ministry of Highways and Infrastructure to
install traffic lights at the intersection of Highway 4 and
Highway 55, and the intersection of Highway 4 and 9th
Avenue. The addition of traffic lights would allow for
reduced sight line requirements and permit development to
occur closer to the intersection.
Built Environment
4.1.6.
Establish a pedestrian master plan that identifies key
pedestrian destinations and movements and ensures
sidewalks or trails are provided to these destinations.
Standards should define surface type and width to
accommodate safe, practical, and convenient movements.
This plan should also take into account the areas identified
for public realm improvements.
4.1.7.
Enhance the entrances to the City with gateways which may
include streetscaping and signs adjacent to the roadway
and welcome signs along the highway, also following the
Ministry of Highways and Infrastructure's guidelines for
community entrance signs.
4.1.8.
Develop a pedestrian and streetscaping enhancement plan
on Centre Street that considers:
a)
Reduced pavement widths, through the use of bulb-outs at
intersections
b)
Additional street furniture and plantings
c)
Promoting outdoor patios as an extension of existing
restaurants to encourage pedestrian and public activity and
support tourism
4.1.9.
Develop a street enhancement program on Highway 55/1st
Avenue that considers:
a)
Establishing an access management plan that defines the
number of driveways and establishes the design standard
for driveways.
b)
Requiring all large parking areas be subject to landscaping
requirements.
c)
Require that sidewalks be provided on the north side of
Highway 55 and funded by the developer, for all
developments adjacent to the north side of the roadway.
d)
Encourage expansion of sidewalks on the south side of
Highway 55.
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City of Meadow Lake Official Community Plan
New Developments
4.1.10.
Undertake a review of street lighting and pedestrian
lighting within the City. Establish street lighting and
pedestrian lighting standards for all new developments.
4.1.11.
Require sidewalks or trails on at least one side of all
roadways, with a paved or concrete surface for new
developments and strive to achieve this on all existing streets
over time.
4.1.12.
Require all developments adjacent to Highway 55 to
incorporate the street enhancement plan for Highway 55
described above. Include the access management plan in the
Zoning Bylaw and ensure adjacent developments are
consistent with the plan.
4.1.13.
For major commercial developments needing more than two
access points or where there isn't an established access plan,
require a traffic impact study be completed before
approval of the development.
Travelling north on Highway 4
4.2. Infrastructure
The City contains many different service levels of infrastructure,
depending on the physical environment, growth projections and local
economic factors. The City of Meadow Lake has been identified to
accommodate Service Levels I, II & III. A spatial representation of
where these Service Levels are located in the City can be found in
Schedule C.
Definitions for Service Levels
4.2.1.
Urban Service Level I - Generally applies to stable and
established urban growth areas as well as near-term
phased corridors and centres within urban growth areas.
These areas have centralized infrastructure services: water,
sanitation, stormwater drainage, and solid waste programs.
Services are generally owned, operated and maintained
totally by the Municipality. In some cases, certain
infrastructure systems are operated by a private entity
under a mandate agreement with the Municipality.
4.2.2.
Urban Service Level II - Generally applies to expansion
areas within or bordering established urban growth areas.
These areas have infrastructure services with localized
supply and
distribution networks: water, sanitation,
stormwater drainage, and solid waste programs. The local
infrastructure
components
are
designed
to
ensure
compatibility with the central network. Sources of supply
and points of discharge may also be independently treated
and/or recycled. These infrastructure systems are designed
to connect to the centralized system when main lines are
extended.
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City of Meadow Lake Official Community Plan
Infrastructure Guidelines for Water
4.2.3.
Further detail on the status of the potable water system in
the City of Meadow Lake can be found in Appendix II.
4.2.4.
Urban Service Level I areas within the City shall work
towards developing a potable water plan. This plan should
include provisions for raw water allocations (ground water
or surface water sources), water treatment, potable water
storage and potable water distribution. All infrastructure
components shall be owned by the City or jointly between
the City, the District (i.e., NODCA) and/or Flying Dust First
Nation. These systems are regulated by the Water Security
Agency.
4.2.5.
Urban Service Level II areas within the City shall be included
in a potable water plan, to be developed by the nearest
Urban Service Level I area. Plan components for these
areas are likely to include provisions for additional potable
water storage, potable water pressure boosting stations,
and potable water distribution. All infrastructure
components shall be owned by the City or jointly between
the City and the District. These systems are regulated by the
Water Security Agency.
City water tower
Infrastructure Guidelines for Water for Fire Suppression
4.2.6.
The City will work towards achieving the required level of
flow and pressure for firefighting.
Infrastructure Guidelines for Wastewater
4.2.7.
Further detail on the status of the wastewater system in the
City of Meadow Lake can be found in Appendix II.
4.2.8.
Urban Service Level I areas within the City shall work
towards developing a wastewater management plan. This
Plan should include provisions for wastewater collection and
treatment. All infrastructure components shall be owned by
the City or jointly between the City and the District. These
systems are regulated by the Water Security Agency.
4.2.9.
Urban Service Level II areas within the City shall be included
in the wastewater management plan, to be developed by
the nearest Urban Service Level I area. Plan components for
these areas are likely to include additional sanitary sewer
collection piping and sewage lift stations. All infrastructure
components shall be owned by the City or jointly between
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City of Meadow Lake Official Community Plan
the City and the District. These systems are regulated by the
Water Security Agency.
Infrastructure Guidelines for Stormwater
4.2.10.
Urban Service Level I areas within the City shall work
towards developing a stormwater management plan. This
plan should include provisions to accommodate the
precipitation and associated runoff from a 1:500 year storm
event. Infrastructure components for a stormwater
management system may include buried piping systems,
culvert systems, open channel drainage systems, and
stormwater holding ponds. All infrastructure components
shall be owned by the City or jointly between the City and
the District. These systems are regulated by the Water
Security Agency.
4.2.11.
Urban Service Level II areas within the City shall be included
in the stormwater management plan, to be developed by
the nearest Urban Service Level I area. Plan components for
these areas are likely to include provisions for additional
stormwater drainage beyond the municipal boundary and
towards a natural drainage area. All infrastructure
components shall be owned by the City or jointly between
the City and the District. These systems are regulated by the
Water Security Agency.
Infrastructure Guidelines for Solid Waste Management
4.2.12.
Further detail on the status of the solid waste management
systems in the City of Meadow Lake can be found in
Appendix II.
4.2.13.
Urban Service Area Levels I and II shall be required to
provide solid waste collection and disposal services for
residents. The City shall determine if it will be a funded
service or a pay-for-use service.
4.2.14.
Urban Service Level III shall require residents to make
arrangements for solid waste disposal services on an
individual basis.
Infrastructure Planning
4.2.15.
A potable water plan, wastewater management plan and
stormwater management plan are general progress plans
that Council shall develop in time with support staff and,
where necessary, certified engineers. Any alterations or
extension of existing infrastructure networks shall be
reviewed by the Water Security Agency.
4.2.16.
A long term capital development plan should be established
to identify and prioritize the utility needs in water,
wastewater, and solid waste. This coupled with a cash flow
model for managing expenditure needs with required
revenue will help to define and justify annual rate increases.
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City of Meadow Lake Official Community Plan
Schedule C: Service Levels
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City of Meadow Lake Official Community Plan
Part 5:
Implementation
5.1. Policies
5.1.1.
A coordinated approach will be taken by the City to
implement this OCP with other relevant government
departments and agencies, the region and utility providers.
5.1.2.
Development, planning and infrastructure decisions made by
Council will be consistent with the schedules and policies of
this OCP.
5.1.3.
The Zoning Bylaw will be the main implementing tool of the
Official Community Plan. The provisions of the bylaw shall
provide for the regulation and control of land uses and shall
be in conformity with the policies contained in this OCP.
Priorities
5.1.4.
Near-term priorities include:
a) The study of the special policy areas on the eastern City
boundary to determine the extent of the 1:500 year flood
plain. This needs to be completed to determine where it is
appropriate for development to occur in this area.
b) Further consultation with Flying Dust First Nation to determine
appropriate land uses to be considered within a future
mixed use area north of 1st Avenue and adjacent to the First
Nation.
Ongoing Planning
5.1.5.
The City will continue to work with the region, the Province of
Saskatchewan and public or private utilities towards the
following:
a) Creating complete communities
b) Preserving environmental resources
c) Providing recreational opportunities
d) Maintaining a connected transportation network
e) Fostering
community
involvement
and
First
Nations
cooperation
Plan Amendments
5.1.6.
Applications to amend the OCP will be subject to a fee as
set out by Council.
5.1.7.
If an application for a proposed amendment to the OCP is
made and that proposal is subject to the creation to an
accompanying comprehensive development review, the
proposed amendment to the OCP will be consistent with the
accompanying comprehensive development review.
5.1.8.
Council may adopt a comprehensive development review
according to the legislative authority contained in The
Planning and Development Act, 2007 and consistent with the
vision, goals, objectives, schedules and policies of this OCP
for the purposes of establishing land use and subsequent
subdivision requirements for a portion of the City.
Comprehensive Development Review
5.1.9.
For the following purposes, a comprehensive development
review shall be completed by any person proposing to
rezone or subdivide land prior to consideration of an
application by Council:
5.1.10.
A comprehensive development review shall:
a) Be required for:
i) Multi-parcel redevelopments; and
ii) Concept plan submissions.
b) Establish an environmental, social and economic context of
the area including a rationale for proposed land use and
subdivisions;
c) Identify proposed land use, municipal infrastructure and
transportation network, social facilities, built form and
density controls, and phasing of development for the area in
question;
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City of Meadow Lake Official Community Plan
d) Establish a plan for the effective mitigation and integration
of environmental and agricultural features within the site
and proposed plans for cultural and recreational activities;
e) Be undertaken according to the standards provided in the
Zoning Bylaw and shall address all matters of land use
integration, potential conflict mitigation and the provision of
services to the development; and
f) Be consistent with the Official Community Plan.
5.1.11.
The geographic area and the extent of analysis considered
within the review shall be determined by the complexity and
the potential offsite effects of the development application
but at a minimum shall encompass all adjacent properties.
5.1.12.
The applicant shall consult with public utility companies and
provide the findings within the comprehensive development
review to protect existing and provide for future utility
easements and to ensure new development is located in a
way that will not compromise the long term operation or
future expansion of the utility.
Amendment to the Zoning Bylaw
5.1.13.
When amendments are proposed to the Zoning Bylaw, the
following criteria must be addressed:
a) the proposal is in conformity with this Official Community
Plan;
b) the site can be adequately serviced and impacts on
adjacent properties have minimized;
c) the application is not premature;
d) adequate road access can be provided;
e) community and emergency services can be provided; and
f) all impacts on environmental and historical resources are
managed.
Rezoning to Permit a Specific Proposal
5.1.14.
Any request to rezone land to permit a specific proposal
may be the subject of an agreement pursuant to the
provisions of The Planning and Development Act, 2007. In
this agreement, Council may set development standards
equal to or greater than the standards presently existing in
the requested zoning district. Any agreement must be in
conformity with the policies of this OCP. Prior to entering
into an agreement, Council may require the applicant to
deliver a performance bond acceptable to Council. In
reviewing the rezoning application, Council shall consider:
a) the use of land and buildings proposed for the site and that
they are in conformity with this OCP
b) the development's density, height, size and its impact on the
site and adjacent lands;
c) the suitability of the site for development and the potential
for contaminating groundwater;
d) suitable access to the site and the availability of emergency
and community services; and
e) the need and timing of the development.
5.1.15.
In evaluating a specific rezoning application, Council will
consider all details of the proposal, including but not limited
to land use, density and property line setbacks, signage,
open
space
and
landscaping
plans,
and
parking
requirements.
5.1.16.
The agreement entered into pursuant to Policy 4.6.2 above
may describe the proposal, establish reasonable terms and
conditions respecting the use and development of the site
and outline time limits to complete the project. When the
site is rezoned, the land and/or building(s) must be
developed and used in accordance with the agreement.
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City of Meadow Lake Official Community Plan
Enactment of Provisions of the Plan
5.1.17.
Notwithstanding any other policy in this OCP, land that has
been rezoned for subdivision prior to the date of adoption
of this OCP may continue to be subdivided and developed.
All approved subdivisions shall be permitted to proceed
with registration in accordance with their approvals received
prior to the adoption of this Plan.
Cost of Providing Services to Private Development
5.1.18.
Where a subdivision of land will require the installation or
improvement of municipal services such as roads or streets,
utilities, commercial water systems, and sewage disposal
facilities, the developer shall be required to enter into a
servicing agreement with the City pursuant to The Planning
and Development Act, 2007 to cover the installation or
improvements.
5.1.19.
The approval of development and the extension of
infrastructure and services will be consistent with Schedule A:
Land Use Concept and will adhere to the following
principles:
a) Servicing priority will be consistent with the schedules,
policies and designations of this OCP
b) Initial investment priority is to improve services in industrial
parks and along designated roads and intersections
c) Sufficient services and infrastructure capacity should be
available to support any new development as a
precondition to approval as determined through the
development review process.
d) Large development preceding planned servicing extensions
within the newly annexed area on the eastern edge of the
City will provide up-front costs for servicing with
reimbursement at time stated within a development levy
agreement.
e) Development beyond the OCP's designated development
areas will assume full cost of the servicing. Any capacity
extensions required will be provided by the developer.
Development Levy Agreement
5.1.20.
Where development requiring a permit is proposed in the
absence of subdivision that results in additional capital costs
incurred by the City, the developer shall be required to
enter into a development levy agreement, pursuant to a
Development Levy Bylaw, to address the specifications of
the development and provisions for payment of any levies
deemed necessary by Council pursuant to the provisions of
the Act.
Servicing Agreements
5.1.21.
Where a development proposal involves a subdivision, the
City may require a developer to enter into a servicing
agreement at time of subdivision review to ensure
appropriate servicing pursuant to the Act.
5.1.22.
Council may direct the Administration to vary the agreement
on a case-by-case basis, or not require it.
5.1.23.
All servicing agreements are subject to appeal if agreement
cannot be reached, based on the provisions of the Act.
5.1.24.
The agreement may provide for:
a) specifications for the installation and/or construction of all
services within the proposed subdivision as required by
Council;
b) the payment by the applicant of fees that Council may
establish as payment in whole or in part for the capital cost
of providing, altering, expanding or upgrading sewage,
water, drainage and other utility services, municipal
roadway facilities, or park and recreation space facilities,
located within or outside the proposed subdivision, and that
directly or indirectly serve the proposed subdivision;
c) time limits for the completion of any work or the payment of
any fees specified in the agreement, which may be
extended by agreement of the applicant and the City;
d) provisions for the applicant and the City to share the costs of
any work specified in the agreement; and
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City of Meadow Lake Official Community Plan
e) any assurances as to performance that Council may consider
necessary
Provincial and Federal Approvals
5.1.25.
It is the responsibility of all applicants for subdivision and/or
development to obtain all required provincial and federal
approvals
with
respect
to
the
subdivision
and/or
development.
Provincial and Federal Legislation
5.1.26.
When reference in this OCP is made to provincial or federal
acts or regulations, the same reference applies to successor
acts or regulations.
Municipal Reserves
5.1.27.
Where municipal reserves are required, the City should
require money with the exception of larger subdivisions
when consideration will be given to the taking of land.
Reserves should generally not be deferred. However,
where there is consideration for future development,
reserves may be deferred.
Municipal and Environmental Reserves
5.1.28.
The total amount of municipal reserves required shall be ten
per cent of the land area for a residential subdivision and
five per cent for a non-residential subdivision, not including
the land required for environmental reserve. When a
combination of land and money is provided, the percentage
of land and money will total ten or five per cent.
Development Control
5.1.29.
Notwithstanding any other policy contained within this OCP,
Council may apply development control tools pursuant to the
provisions contained within The Planning and Development
Act, 2007, including:
a) Concept Plans
b) Comprehensive Development Review
c) Zoning Bylaws
d) Holding Zones
e) Servicing Agreements
f) Architectural Control Districts
Concept Plans
5.1.30.
The Council may, as part of the Official Community Plan and
based upon legislative authority provided within The
Planning and Development Act, 2007, adopt a Concept Plan
for the purpose of providing a framework for subsequent
subdivision and development of a portion of the City that
exhibits common future development opportunities and
challenges.
5.1.31.
A Concept Plan shall be consistent with the Official
Community Plan.
5.1.32.
A Concept Plan may be:
a) prepared by Council in response to a need for more
detailed planning for a specific area of the City as
described herein; or
b) required by Council to be undertaken by an applicant when
the social, economic, and/or physical effects of a specific
development proposal extend into a broad area.
5.1.33.
Concept Plans shall:
a) identify proposed land use, essential services and facilities,
transportation
systems,
development
density,
and
sequencing of development for the area in question; and
b) consider the costs and benefits of various actions upon the
present and future social, economic, and environmental
fabric of the area in question and Meadow Lake as a
whole.
5.1.34.
Concept Plans will be required for a large scale
development proposal of 16 ha (40 ac) or more.
5.1.35.
The geographic area and the extent of analysis considered
within a Concept Plan shall be determined by the
complexity and the potential offsite effects of the
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City of Meadow Lake Official Community Plan
development application but at a minimum shall encompass
properties included in the proposal.
Direct Control Districts
5.1.36.
In accordance with Sections 63 through 68 inclusive of The
Planning and Development Act, 2007, where it is considered
desirable to exercise particular control over the use and
development of land and buildings within a specific area,
Council may, in the Official Community Plan and Zoning
Bylaw, designate an area as a Direct Control District.
5.1.37.
The use and development of land and buildings within a
Direct Control District shall be regulated and controlled
according to specific guidelines that shall be contained
within this Plan and the Zoning Bylaw.
5.1.38.
Council may require the applicant to enter into a
development agreement as a condition of approval for
development in a Direct Control District.
5.1.39.
Direct Control Districts are designated pursuant to Section
63 of The Planning and Development Act, 2007. No use or
development of land or buildings is permitted in the District
except as directly regulated and controlled by the Council
of the City of Meadow Lake in accordance with Sections 63
through 67 of The Planning and Development Act, 2007.
5.1.40.
Within the Zoning Bylaw, Council may designate an area as
a Direct Control District. When evaluating an application
for direct control district, the following guidelines must be
met, including:
a) the proposal is in conformity with the OCP;
b) the site can be adequately serviced and impacts on
adjacent properties have been mitigated;
c) the application is not premature;
d) adequate road access can be provided;
e) community and emergency services can be provided; and
f) all impacts on environmental and historical resources are
managed.
Holding Provisions
5.1.41.
Council may use the Holding Symbol "H", in conjunction with
any other use designation in the Zoning Bylaw, to specify the
use to which lands shall be put at some time in the future, but
which are now considered premature or inappropriate for
immediate development.
5.1.42.
Council shall specify the use to which lands or buildings may
be put at any time that the holding symbol is removed by
amendment to the Zoning Bylaw.
5.1.43.
In making a decision as to whether or not to remove the
Holding Symbol "H" by amendment to the Zoning Bylaw and
thereby permit the development of the land as specified in
the Zoning Bylaw, Council shall consider the suitability of the
land for such use and development having regard to:
a) the capacity of existing municipal services or the economic
provision of new services to facilitate such use and
development;
b) the effects of such use and development upon the
transportation and public transit systems;
c) the need to minimize or remediate environmental impacts or
conditions in relation to air, water, soil or noise pollution;
d) the need to protect any significant natural or historical
feature upon or adjacent to the land; and
e) any other matter that Council deems necessary.
5.1.44.
Holding provisions may be applicable to all land use
categories in the OCP, and may be applied to any zoning
category and to a specific site within a zoning category.
5.1.45.
Existing uses shall be permitted subject to the relevant
sections of The Planning and Development Act, 2007, dealing
with nonconformity.
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City of Meadow Lake Official Community Plan
Design Review
5.1.46.
Where it is considered desirable to preserve the physical
character of an area or to promote a selected design theme
for an area, Council may designate the area as an
Architectural Control District in the Zoning Bylaw, using the
symbol "AC" in conjunction with any Zoning District.
5.1.47.
In general, Architectural Control Districts shall be applied
only in areas where there is a clear public interest, and
where it is considered economically feasible to establish and
fund a design review process, consistent with the terms and
conditions of The Planning and Development Act, 2007.
Examples of where a design review process may be
applied include, but are not limited to, the Downtown, Mixed
Use Nodes, areas containing heritage properties, business
improvement districts, entry points to the City, key
transportation corridors, sensitive infill development sites, or
new development areas.
5.1.48.
The design review process for Architectural Control Districts
shall be specifically outlined in the Zoning Bylaw, including
the requirements for a complete application, the review of
the proposal for conformance with area design guidelines,
and the procedure for approving Development Permits,
including the imposition of terms and conditions that may be
attached to such an approval.
Minor Variance in the Zoning Bylaw
5.1.49.
In accordance with The Planning and Development Act, 2007,
Council may establish standards in the Zoning Bylaw to
authorize applications for minor variances.
Non-Conforming Uses
5.1.50.
Non-conforming uses will be governed by the provisions of
The Planning and Development Act, 2007. A non-conforming
use may be continued. However, if a non-conforming use is
discontinued for a period of at least six consecutive months,
any future use of the land or building must conform to the
Zoning Bylaw.
Developer's Costs for Studies, Reports and Testing
5.1.51.
All studies, reports and testing required by the City of a
developer/applicant shall be at the expense of the
developer/applicant.
Development Levies Bylaw
5.1.52.
Pursuant to provisions of The Planning and Development Act,
2007, Council may authorize the use of development levies
by adopting a Development Levies Bylaw. The purpose of
a Development Levies Bylaw shall be to recover all or part
of the municipality's capital costs of providing, altering,
expanding or upgrading those services and facilities
associated, either directly or indirectly, with the proposed
development.
Reviewing and Updating the Development Plan
5.1.53.
This OCP will be reviewed every five (5) years to ensure
that it is meeting the original vision, goals and objectives,
needs of local residents, property owners and Council. The
review will include:
a) Ensuring all schedules, policies and designations are current
and up-to-date;
b) A Five (5) year employment land review to ensure adequate
supply of employment land and recommendations for any
removal of Holding designations within the Zoning Bylaw;
c) A review of subdivisions within Agricultural Areas to ensure
land fragmentation is minimized; and
d) A review of residential subdivisions to ensure adequate
residential supply available on the market.
Compliance with the Official Community Plan
5.1.54.
All subdivision application recommendations shall be
consistent with the policies of this OCP.
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City of Meadow Lake Official Community Plan
Appendix I - Population Projection
DATA
The following population projections are based on a combination of
information from the Statistics Canada Census and the Covered Population
data provided by the Ministry of Health in Saskatchewan. The data from
Statistics Canada is calculated from the long and short form census forms that
are distributed to Canadians every 5 years. The SK Health data is based on
eligibility for health insurance benefits in Saskatchewan. All residents of
Saskatchewan are included except: (a) members of the Canadian Armed
Forces, members of the Royal Canadian Mounted Police, and inmates of
federal prisons, all of whom are covered by the federal government; and
(b) people not yet meeting the residency requirement (coverage begins on
the first day of the third calendar month following their move to
Saskatchewan).
Currently, distribution is based as much as possible, on residence address.
Beginning in 1998, Registered Indian persons have been reported on the
basis of place of residence rather than band affiliation. Beginning in 2002,
an additional postal code has been identified for Flying Dust First Nation
which resulted in an increased, but more accurate on-reserve population
estimate than in previous years. Also, where an RM crosses regional health
authority boundaries, the RM's population is divided among RHAs in
proportion to the RM's land area.
METHODOLOGY: POPULATION
Using StatsCan data for the City and SK Health's Covered Population data
for Flying Dust, linear growth projections which took into account historical
growth patterns were extrapolated. As a result, three growth projections
were developed depicting Low (1%), Medium (2.5%) and High (4%)
growth over 5 year intervals which were based on historical growth trends,
seasonal populations as well as First Nation population growth.
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City of Meadow Lake Official Community Plan
The Medium growth projection was selected, which resulted in a growth in
population of 6,460 people in the year 2032. The following is a breakdown
of population by municipality. Note that Meadow Lake and Flying Dust First
Nation are projected at a 3% growth due to a significant amount of growth
currently occurring in the area.
Population
2011
2032
City of Meadow Lake
5,045
5,713
Flying Dust First Nation
660
747
Total
5,705
6,460
Note:
- Please note these are baseline projections and do not capture all population
and employment potential specific to each municipality.
- Please note that decimals are not displayed, and numbers may not add up
to totals because each is rounded independently.
Methodology: Employment
Projected employment to the year 2032 was calculated based a 2:1 ratio
for the City of Meadow Lake and Flying Dust First Nation. The following
table provides a breakdown of people and jobs for the year 2032:
Employment (2032)
Residents
Jobs
City of Meadow Lake
5,713
2,857
Flying Dust First Nation
747
374
Total
6,460
3,231
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City of Meadow Lake Official Community Plan
Appendix II - Servicing Detail
Water System
The City of Meadow Lake provides potable water to the City and
Flying Dust First Nation, the raw water source being Meadow River,
a surface water body. The City currently holds a withdrawal permit
for the Meadow River raw water source. The maximum water
capacity of the water treatment plant is 80 L/s. Based on the 2011
health population of 7,116 and a projected 20 year population of
8,115 and with the inclusion of the Flying Dust First Nation
population to be served of 660 and 747 over this same time
frame the total current and projected population served is 7,776
and 8,862 respectively. Based on a 300 LPCPD (historical records)
and an assumed 5% loss in water production and a 5% water
system loss, the current and projected raw water demands equate
to 47.25 L/s and 55 L/s respectively. Therefore the current
withdrawal permit is sufficient well into the future based on the
current water treatment process.
The existing water treatment plant was originally built in 1958 with
upgrades in 1979, 1986 and 1989. Further upgrades to the plant
were carried out between 2005 and 2007 bringing the current
production capacity of the water treatment plant to 80 L/s with a
current average daily demand of approximately 23 L/s (2000
m3/day) and peak day demand of approximately 35 L/s (3000
m3/day). Plans for upgrading raw water Reservoir #1 are
underway.
Upgrades to the City's reservoir storage and pumping capacity
are also needed. Increases in the primary water main capacity on
the City's east side to take place first. Additional reservoir
pumping is required to increase water pressure under normal
operation conditions as well as during fire flows. The water tower
requires pumping capacity to provide an increase to the
distribution pressure, however a detailed inspection was recently
completed identifying the need for major repairs to its structure
which indicates further investment in the structure would not be
prudent.
The 2010 Water System Assessment, recommends the replacement
of the water tower with additional storage capacity and a
modified operational regime to provide for an increase in
distribution system pressure. A more detailed review should be
conducted of the water storage needs to ensure that provisions for
fire demand, equalization and emergency storage needs have
been adequately addressed. Improvements to the backup power
system are also required to manage power outages of both the
water treatment plant and remote reservoirs. Predesign of
Reservoir #1, including backup power systems which will help with
these concerns is in the final design stage.
Varying raw water quality has presented a treatment challenge in
the recent past and made it difficult at times to meet system
demands. Improvements to the water treatment system to address
the elevated trihalomethane levels are being considered by testing
the addition of Granular Activated Carbon (GAC) to the filter units.
Copepods, also pose a problem from time to time as they can
block off or burry through filter media and end up in the water
distribution system if not properly treated. The addition of
chloramines have proven successful in their control. Algae blooms
have also created serious challenges for the water treatment
process.
The
distribution
is
in
relatively
good
shape
however
recommendations would be to implement a main replacement
program to address the aging cast iron mains and to replace an
area of the City's east side where a modified low pressure sewage
system servicing approximately 95 homes has been run in a
common trench with the water distribution system. Water system
pressure concerns have been identified in the northwest and south
potions of the City which suggests there may be a lack of
distribution system capacity. A water model has been conducted to
help identify these restrictions and improvements are underway to
the identified areas.
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City of Meadow Lake Official Community Plan
Wastewater System
The City of Meadow Lake has a diverse wastewater collection
system which includes septic systems, gravity mains, and forcemains.
The original wastewater collection system was constructed in 1956
with a majority of the system replaced in 1983 using PVC.
Ongoing upgrades have been carried out on an as needed basis.
The 9th Avenue lift station was completed in the summer of 2014.
Approximately 95 homes and businesses on the east side of 4th
Street rely on low pressure septic systems. The remainder of the
city utilizes a gravity sewer system with three collection points: the
3rd Street Lift Station, the 9th Avenue Lift Station, and the Mall Lift
Station. Wastewater is then pumped via forcemains to the
wastewater treatment system on the southwest corner of the city.
Wastewater is screened to remove large solids and floatables and
aerated using two aeration cells before treated in the lagoon
system. The lagoon system is made up of four cells and a cattail
pond for polishing before discharging to Backwater Creek. The
backwater creek eventually finds its way back into Meadow River,
the City's raw water source.
The licensed storage capacity of the system is approximately
540,000 m3 and the new coarse screening building is capable of
septage receiving. The system design inflow capacity is 7,500
m3/day with a current average day demand of approximately
1,900 m3/day. It is recommended that a sewage collection system
model be conducted to help identify any system restrictions,
estimate lift station flows, and to prioritize areas for system
improvements.
Solid Waste System
Meadow Lake is managed under the Northwest Regional Waste
management Authority with the local landfill operated by the City.
The landfill is not open to the public. Lamon's Disposal currently
holds a 5 year agreement for residential container pickup weekly
while commercial bins are available through contractors for
businesses and multi-unit residences. The existing solid waste system
is operating at approximately 35% capacity and the Authority has
designated land for future expansion.
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