P4G Planning District Official Community Plan Bylaw 57/20 (Consolidated Oct 2024)
Rural Municipality of Corman Park No. 344, Saskatchewan
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P4G DISTRICT OFFICIAL COMMUNITY PLAN
Consolidated October 23, 2024
P4G District Official Community Plan
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Table of Contents
PART 1 - PARTNERSHIP FOR GROWTH .................................................................... 3
1.0
Introduction ........................................................................................................ 3
2.0
Vision, Principles and Strategic Directions ......................................................... 5
PART 2 - GENERAL POLICIES ..................................................................................... 8
3.0
Interpretation ...................................................................................................... 8
4.0
Economic Development ..................................................................................... 9
5.0
Indigenous Inclusion ........................................................................................ 11
6.0
Natural and Heritage Resources ...................................................................... 13
7.0
Natural Hazards ............................................................................................... 15
8.0
Water Resources and Wetlands ....................................................................... 17
9.0
Mineral and Aggregate Resources ................................................................... 19
PART 3 - LAND USE .................................................................................................... 21
10.0 General ............................................................................................................ 21
11.0 Agriculture ........................................................................................................ 24
12.0 Country Residential .......................................................................................... 26
13.0 Rural Commercial ............................................................................................ 29
14.0 Rural Industrial ................................................................................................. 32
15.0 Future Urban Growth Areas ............................................................................. 35
16.0 Regional Retail ................................................................................................. 42
17.0 Green Network Study Area .............................................................................. 44
18.0 Wanuskewin Heritage Park .............................................................................. 47
19.0 Agricultural Research ....................................................................................... 48
20.0 Regional Infrastructure and Regional Institutional Uses ................................... 49
21.0 Corman Park-Osler Agri-Food Node ............................................................... 52
22.0 Recreation, Parks and Culture ......................................................................... 54
PART 4 - SERVICING .................................................................................................. 56
23.0 General ............................................................................................................ 56
24.0 Potable Water .................................................................................................. 58
25.0 Wastewater ...................................................................................................... 60
26.0 Stormwater and Drainage ................................................................................ 62
27.0 Transportation .................................................................................................. 64
28.0 Infrastructure Corridors .................................................................................... 67
29.0 Servicing Agreements ...................................................................................... 68
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30.0 Development Levies and Servicing Agreement Fees ....................................... 70
PART 5 - IMPLEMENTATION ...................................................................................... 71
31.0 Implementation ................................................................................................. 71
SCHEDULES
Schedule A: District Plan Area
Schedule B: District Land Use
Schedule C: Future Urban Growth Areas
Schedule D: North Concept Plan
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PART 1 - PARTNERSHIP FOR GROWTH
1.0
Introduction
1.1
The Saskatoon North Partnership for Growth
The Saskatoon North Partnership for Growth ("P4G") is a regional collaboration of five
partnering municipalities: the Rural Municipality of Corman Park No. 344 ("Corman
Park"), the Cities of Martensville, Saskatoon and Warman, and the Town of Osler.
Given the rapid growth of the region, the P4G municipalities recognized that a
comprehensive approach to regional planning and servicing was needed to sustain
economic prosperity, support a high quality of life, and protect the region's natural
beauty, ecology and heritage. The Planning and Development Act, 2007 (the "Act")
provides that municipalities may agree to establish a planning district which must adopt
an official community plan. The P4G municipalities have agreed to form a planning
district and to adopt an official community plan to address future land use development
and servicing within the District and to provide a coordinated approach among all P4G
municipalities.
This document is the Official Community Plan for the Saskatoon North Partnership for
Growth Planning District (the "Plan").
1.2
Planning District Area
The area comprising the P4G Planning District is shown on Schedule A - District Plan
Area and is referred to as "the District" throughout this Plan. The Plan is intended to
guide future growth through a coordinated approach to land use, development and
servicing by the P4G municipalities as the population of the region increases to one
million residents. References to "the District" are references to the Planning District as
shown on Schedule A - District Plan Area.
1.3
Plan Contents
The Plan is divided into five parts:
Part 1 - Partnership for Growth provides the statement of intent for the Plan
and outlines the Vision, Principles and Strategic Directions used to develop and
manage the Plan;
Part 2 - General Policies outlines policies in areas such as economic
development and natural resource management;
Part 3 - Land Use outlines major land use and development policies related to
land use designations on Schedule B - District Land Use Map;
Part 4 - Servicing outlines policies related to the construction and
management of infrastructure and delivery of services throughout the District
and region; and
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Part 5 - Implementation describes the processes for administering and
carrying out this Plan.
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2.0
Vision, Principles and Strategic Directions
2.1
Introduction
The Vision, Principles and Strategic Directions that guide this Plan are set out in this
Section.
2.2
Vision
The vision for the future of the P4G municipalities is for a vibrant, prosperous and
internationally competitive region. The municipalities are known for a high quality of life,
a thriving and diverse economy, healthy and connected ecosystems and efficient
infrastructure supporting sustainable growth and development.
The P4G municipalities provide a rich range of opportunities and lifestyle choices for
residents and newcomers. The aesthetic beauty and ecological values of the South
Saskatchewan River and prairie landscapes are key components of the quality of life in
the region. The P4G municipalities work in partnership on issues of common interest
through integrated, coordinated efforts that support success while respecting the
individual aspirations of all partners.
2.3
Principles
Partnership
Developing and carrying out the Plan is not simply the work of one organization.
Achieving the vision for the future will be based on ongoing collaboration and
partnerships between the P4G municipalities, as well as the Province, First Nations and
Métis communities, other organizations in the community, and the broader public.
Respecting diversity and inclusion, integrated, coordinated approaches to managing
regional opportunities and challenges will be adopted.
Efficiency
A primary aim of the P4G municipalities is to increase efficiencies in the provision of
regional infrastructure and services, both for current development and new growth.
Regional initiatives will work to reduce costs as well as increase the quality of services
through coordination between partners, alignment of land use and infrastructure
strategies, planning to common goals and standards, and reduction of service overlaps.
Sustainability
The P4G municipalities will undertake a sustainable approach to planning which will
consider economic, social and environmental implications in an integrated manner.
Actions will support economic vitality and complete communities and ensure the needs
of the present are met while preserving the welfare of future generations. Natural
resources and environmental processes essential to the regional ecological health and
productivity will be maintained and conserved.
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Opportunity
The provisions of this Plan are intended to assist in providing a diverse, vibrant regional
economy and a high quality of life that provides opportunities for all. Regional
investments will be fairly and strategically distributed recognizing the different needs of
municipalities. Planning will provide direction, consistency, and stability to attract and
support strategic investment and economic development in the region.
Equity and Inclusiveness
The provisions of this Plan are intended to ensure that costs and benefits will be
equitably distributed amongst the P4G municipalities. Regional planning and
cooperation will be transparent and consistent, and must work to build consensus-
based solutions to incorporate the varying needs and perspectives of all stakeholders.
The P4G municipalities will have an equal voice and opportunity to be involved in the
process.
Flexibility and Resilience
Long-term success will depend on the ability of the P4G municipalities to evolve when
faced with a changing environment. The P4G municipalities will ensure that this Plan
will accommodate change through adaptive, flexible approaches and incorporate
innovation and creativity.
2.4
Strategic Directions
Introduction
This Plan is based on seven primary Strategic Directions, which shape the focus and
content of the policies and strategies included for regional action.
Regional Infrastructure and Services
The P4G municipalities will undertake regional coordination to develop world-class
infrastructure, facilities, and services will be pursued, with the aim to realize cost-
effectiveness and improvements in quality through shared systems. Regional planning
for public investment will consider life-cycle costs and future development in decision-
making, and ensure that costs and benefits are shared in a fair and equitable way
through a consistent financial model. Systems of particular interest will include a
regional transportation network; water and wastewater infrastructure; and stormwater
and drainage. Coordination on recreation facilities, emergency services, and other
investment will also be considered.
Settlement Patterns and Complete Communities
The P4G municipalities will meet the needs for future growth through efficient and well
organized development. Existing and planned infrastructure, as well as life-cycle
impacts, will be considered in development which will also meet the diverse needs and
growth requirements for all communities as defined by consistent growth projections.
Where possible, development will be clustered in contiguous areas, corridors, and
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nodes. Interim uses may also be permitted where they will not impact future urban
growth needs or development potential.
Regional Economy and Economic Development
The economy of the region must be flexible, diversified, and globally competitive. The
strengths of the region as a whole will be considered in efforts to support economic
growth. Planning will provide the direction and guidance to encourage coordinated
development and investment that builds upon the joint strengths of the region, as well
as opportunities within individual jurisdictions.
Quality of Life
Providing a high quality of life for all residents is critical to the future of the region. This
Plan is intended to provide for diversity in lifestyles and recognize the unique character
of individual communities. It is intended to conserve and enhance the environmental,
social, and economic resources that are key to well-being.
Governance and Funding
Regional action must be coordinated between the P4G municipalities in a fair and
equitable manner, with a focus on transparency and public accountability. Costs and
benefits from joint actions must be shared equitably. Regional initiatives will respect the
individual aspirations of the P4G municipalities while providing responsive, consensus-
based approaches for collaboration and governance.
Natural Environment and Drainage
This Plan recognizes sensitive ecological systems in the region as important amenities
and resources to be preserved for future generations. Key ecological areas will be
conserved, enhanced, and connected to promote the health and sustainability of the
regional landscape. Flooding and drainage issues will be linked with an understanding
of natural systems and considered at local and regional levels, with a focus on reducing
risks through integrated approaches.
Agriculture and Natural Resources
Agricultural and natural resource industries are an important part of the history of the
region, and are recognized as key drivers of the regional economy and its future. Land
uses will be managed to ensure a balance between needs for growth and the
sustainability of these economic sectors. Lands will be identified for these uses, and
economic development activities will be integrated with these sectors to promote spin-
off industries and economic clusters.
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PART 2 - GENERAL POLICIES
3.0
Interpretation
3.1
References to "region"
The use of the word region in the Plan is intended to include the affiliated urban
municipalities comprising the P4G. Policies which include a reference to the region are
to be considered policies which apply in the District. To the extent that these policies
affect lands, land use and servicing within the P4G municipalities, the P4G
municipalities shall ensure that their Official Community Plans align with the provisions
of this Plan as required pursuant to the Act.
3.2
Exercise of Discretion
Where this Plan provides that a matter or development may be undertaken at the
discretion of Corman Park, that discretion shall be exercised by Council where so
required by the Act or may be exercised administratively or delegated to the Corman
Park administration by Council where enabled by the Act.
3.3
Subdivision Criteria
The policies in this Plan that apply to subdivision of land set out the criteria that will be
used by Corman Park in making a recommendation to the Province where a subdivision
application has been submitted.
3.4
Definitions
The definitions contained in the District Zoning Bylaw or relevant statutes shall apply to
this Plan.
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4.0
Economic Development
4.1
Introduction
The strong and vibrant economy of the region has been a key driver of economic
prosperity in Saskatchewan and the area is a centre for much of the economic activity in
the broader region. A regional approach to economic development, focusing on
coordination among the P4G municipalities, rather than competition, will ensure the
region supports current activities and can respond to future economic opportunities and
trends. This is not intended to replace local economic development work. Instead, the
policies reinforce that land use and development are linked to economic development
and that regional cooperation across jurisdictions is necessary to achieve economic
success.
4.2
Objectives
a)
Support and encourage regional economic prosperity and
entrepreneurship;
b)
Support initiatives to strengthen and diversify the regional economic base;
c)
Support efforts by the P4G municipalities, First Nations and Métis
communities and economic development organizations in increasing
economic opportunities in the region; and
d)
Enhance regional competitiveness.
4.3
Policies
Regional Coordination of Economic Development
The P4G municipalities will work to coordinate economic development planning with
one another, First Nations and Métis communities, and economic development
organizations as the opportunities arise.
Business Retention, Expansion and Attraction
The P4G municipalities will work to coordinate land use and development policies to
attract, retain and promote the growth of businesses beneficial for the region.
Distribution of Employment
The P4G municipalities will support an equitable distribution of employment that reflects
local community infrastructure and resources and encourages job growth in the P4G
municipalities.
Agriculture in the Region
The P4G municipalities will support the farming and agricultural industry as an important
component of the regional economy.
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Value-Added Agricultural Development
The P4G municipalities will encourage the development of value-added businesses in
rural areas to support economic growth, including Agri-Food Nodes.
Regional Tourism
Commercial tourism and related development will be supported throughout the region.
This shall include opportunities for agritourism and regional recreation as well as
working with First Nations and Métis communities.
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5.0
Indigenous Inclusion
5.1
Introduction
The P4G municipalities are committed to responding to the Truth and Reconciliation
Commission of Canada Calls to Action. They will continue to support reconciliation and
healing efforts to build strong relationships with Indigenous people, and the inclusion of
First Nations and Métis communities and Indigenous organizations in planning. The
general intent of these policies is to encourage partnerships with rightsholders, and
support the provincial and federal governments in meeting Treaty obligations that would
impact the District. This is important not only to provide for ongoing dialogue on issues
of mutual concern, but also to work together on projects that can provide regional
benefits to all participants.
5.2
Objectives
a)
Collaborate with First Nations and Métis communities and Indigenous
organizations to achieve effective, efficient, and coordinated land use and
development;
b)
Develop partnerships with First Nations and Métis communities and
Indigenous organizations based on respect for each other's jurisdiction
and a common understanding of mutual interests;
c)
Support federal and provincial governments in meeting their obligations
within the Treaty Land Entitlement Framework Agreement and other
relevant land claim agreements; and
d)
Support the Crown's duty to consult First Nations and Métis communities.
5.3
Policies
Dialogue with First Nation and Métis Communities and Indigenous
Organizations
The P4G municipalities will engage in ongoing dialogue with First Nations and Métis
communities and Indigenous organizations to understand issues of joint interest,
cooperate on strategic planning, and support regional development.
Compatible Land Use Agreements
Where land has been selected as Treaty Land Entitlement or other relevant land claim
within the boundaries of the District, Corman Park and any adjacent urban municipality
will engage in discussions with the relevant parties to enter into a land use compatibility
agreement.
Dialogue with First Nations and Métis Communities during Review
Where a development review is required under this Plan and the proposed development
is adjacent to a reserve or adjacent to land that has been selected as Treaty Land
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Entitlement or other relevant land claim, adjacent municipalities will engage with the
First Nation or Métis community regarding the proposal.
Integration of Land Uses
New subdivision or development adjacent to existing reserve development shall
complement and, where possible, integrate with, reserve development that is
compatible with the Plan.
Collaboration on Infrastructure
The P4G municipalities will work with First Nations and Métis communities and
Indigenous organizations in the construction and upgrade of infrastructure and facilities.
Land Use Compatibility with the Plan
Development on reserve lands that is compatible with the provisions of this Plan will be
encouraged.
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6.0
Natural and Heritage Resources
6.1
Introduction
The region includes significant natural and heritage resources that are valued and
enjoyed by both residents and visitors. These resources include elements of the natural
environment, such as significant species and habitats, as well as human-created
features, such as heritage buildings and cultural sites. Natural and heritage resources
create a sense of place and tell the story of the area's history and its people. Strategies
are needed to identify, protect, and enhance these resources so they can be enjoyed
today and by future generations.
6.2
Objectives
a)
Conserve and enhance natural systems and biodiversity;
b)
Encourage the protection and conservation of heritage properties,
including sensitive buildings, structures, and lands; and
c)
Promote awareness of the natural and heritage resources and visual
amenities to both residents and visitors.
6.3
Policies
Identification of Significant Natural and Heritage Resources
Where a natural or heritage resource is deemed significant to Corman Park or any
provincial or federal government department or agency, Corman Park will encourage
the designation of such resources for conservation and management through an
evaluation process that reflects criteria identified by provincial and federal departments
and agencies and The Standards and Guidelines for the Conservation of Historic Places
in Canada.
Natural and Heritage Resource Inventories
An inventory for natural and heritage resources in the District should be developed.
Natural Areas Strategy
The P4G municipalities will work toward developing a Regional Natural Areas Strategy
to help maintain and enhance natural features of the District. The Strategy should
include coordination with public and private agencies and First Nations and Métis
communities regarding the identification, protection, and rehabilitation of natural areas,
and the development of natural and naturalized corridors for species movement.
Habitat Conservation
The conservation, enhancement, and restoration of habitats for wild species at risk
under The Wildlife Act, 1998 will be encouraged through development reviews,
conservation initiatives, and cooperation with landowners.
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Impacts to Natural and Heritage Resources
Subdivisions and development must be designed and constructed to ensure that
alterations to the landscape or other natural conditions avoid or mitigate on and offsite
impacts to natural and heritage resources.
Integration of Natural Features
Development should integrate and complement natural features and landscapes
including the incorporation of natural vegetation and conserved wetlands.
Reuse of Municipal Heritage Properties
The adaptive re-use of designated Municipal Heritage Properties will be encouraged
where appropriate.
Coordination with the Province
Efforts in protecting, conserving, and restoring natural and heritage resources will be
coordinated with the Province.
Designating Environmental Reserve
Where a subdivision is proposed on lands containing significant wildlife habitat, other
natural or heritage resources, hazard lands or land that is subject to flooding or is
unstable, Corman Park will explore the designation of the lands and an associated
buffer as Environmental Reserve to protect sensitive areas and preserve the potential
for public access to the lands where appropriate.
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7.0
Natural Hazards
Introduction
Natural hazards include risks such as flooding, slope instability, erosion, or subsidence.
Development should be appropriately designed or limited where natural hazards exist to
avoid risks to people, property, infrastructure, and the environment. Preventing risk is
more effective than responding after an event or damage has occurred.
7.2
Objectives
a)
Prevent injury and loss of life, and minimize the potential for property
damage within areas with potential for flooding;
b)
Avoid or minimize potential impacts of slope instability and subsidence on
development, services, and infrastructure; and
c)
Avoid development where there is the potential to cause erosion or
increase the potential for erosion or slope instability.
7.3
Policies
General
Identification of Hazard Lands
The P4G municipalities will work toward identifying and mapping hazard lands within the
region.
Subdivision and Development on Hazard Lands
Subdivision and development will not be permitted on hazard lands unless mitigation of
the hazard is proven to the satisfaction of Corman Park.
Unstable Areas
Identification of Subsidence Risks
Development applications in areas subject to mining leases will require consultation with
the mining company as well as with the appropriate provincial agencies to identify
potential subsidence risks.
Development on Unstable Lands
When considering a proposal for rezoning, subdivision, development or redevelopment
on lands that may be prone to slumping, subsidence, landslides, erosion or any other
instability, the proponent may be required to submit further information on the condition
of the land as well as possible measures to avoid or mitigate the hazard.
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P4G District Official Community Plan
Flood Plains
Development in Flood Plains
Development will be restricted and regulated in flood plains to protect against loss of life
and to minimize property damage associated with flooding events. Regulations
governing development in flood plains are contained in the District Zoning Bylaw.
Coordination of Flood Plain Mapping
Corman Park will coordinate with the Province to provide mapping of the 1:500 flood or
other standard as provided in provincial legislation or regulation for the District.
Flood Plain Maps
Maps identifying the flood plains are contained in the District Zoning Bylaw. Flood plain
policies may not be limited to the areas identified in the maps but may also be applied to
areas determined to be susceptible to regular flooding based upon historical data, high
water marks, photographs of past flooding and in consultation with the Water Security
Agency.
Flood Proofing for Existing Buildings and Structures
Buildings and structures existing at the time of adoption of this Plan that do not conform
to flood proofing requirements may continue to be used. Structural repairs, alterations
and additions to existing buildings shall conform to flood proofing requirements.
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8.0
Water Resources and Wetlands
8.1
Introduction
Water resources are one of the most valuable features of the regional landscape,
providing services such as drinking water, recreation opportunities, and habitat. These
resources include the South Saskatchewan River and Opimihaw Creek that weave
through the region, as well as other surface waters and groundwater. The prairie
pothole landscape gives rise to wetlands that provide a place for water to settle after
snowmelt and storm events, add to the beauty of the landscape, and support flora and
fauna.
8.2
Objectives
a)
Protect and enhance the South Saskatchewan River Valley, other
watercourses and water bodies and wetlands to support ecological and
human health and the enjoyment of these resources;
b)
Protect groundwater resources from contamination and depletion to
ensure a safe drinking water supply; and
c)
Achieve responsible stewardship of wetland resources that balances the
need for conservation with other considerations such as development,
transportation, economic impacts, and quality of life.
8.3
Policies
Source Water Protection
Development shall not restrict the use of groundwater or surface water, or alter the flow
of surface water in a way that detrimentally affects other property or the ecology of the
drainage system.
Runoff from Site Development
Untreated stormwater runoff from a multi-parcel development should be directed to a
retention pond or similar feature to reduce sediment and pollutants inputs into surface
water and wetlands.
Regional Wetlands Inventory
The P4G municipalities will work toward developing an inventory of wetlands. Wetlands
located within the Green Network Study Area will be a priority.
Regional Wetlands Policy
A Wetlands Policy for the District should be developed in coordination between the P4G
municipalities to guide the protection and restoration of wetlands identified in the
regional wetlands inventory.
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Wetlands Protection and Development
Development in the District should:
a)
Avoid impacts to wetlands where reasonably possible;
b)
Address impacts to wetlands where avoidance cannot be fully achieved;
and
c)
Undertake compensatory mitigation for any negative impacts to significant
wetlands from development.
Least Disturbance to Wetlands
Development and subdivision designs that ensure the least possible disturbance and
alteration of retained wetlands will be encouraged.
Grazing
Best practices should be used to manage impacts of commercial grazing animals on
wetlands and buffers.
Wetland and Riparian Buffers
Buffers around wetlands and water courses are required to maintain and improve water
quality, minimize disturbance to native vegetation, and provide habitat for wildlife. A
30m buffer is required unless environmental and technical plans acceptable to Corman
Park support a reduced buffer. Development within the buffer is prohibited and native
vegetation within the buffer should be preserved.
Coordination of Regional Initiatives
The P4G municipalities will, in coordination with the Province, investigate initiatives to
promote District and regional source water protection and wetlands conservation.
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9.0
Mineral and Aggregate Resources
9.1
Introduction
Mineral and aggregate resource industries provide significant economic benefits to the
region. The sustainable management of these industries must include long-term
planning that considers how mineral and aggregate resource industries interact with
other types of development. The benefit provided by these industries should be
balanced with the need to minimize impacts to communities and the environment.
9.2
Objectives
a)
Promote the sustainable development of mineral and aggregate resource
industries to support the local economy; and
b)
Minimize land use conflicts and community disruption that may be caused
by mineral and aggregate resource industries.
9.3
Policies
Extraction Prior to Land Development
The extraction of significant commercial mineral and aggregate resources must be
undertaken prior to planned development where such development would preclude or
constrain future extraction of the resource.
Criteria for Mineral and Aggregate Resource Industries
In reviewing applications for mineral and aggregate resource industries, the following
matters should be considered:
a)
The effect on adjacent land uses due to conflicts with noise, vibration,
smoke, dust, odour, or potential environmental contamination;
b)
Minimizing the effect of the use on infrastructure and services, including
municipal roads;
c)
The manner in which the pit, quarry or storage site is to be operated;
d)
Potential impacts to surface water, groundwater, drainage patterns, slope
stability, wildlife habitat, heritage resources and rare or endangered
species;
e)
The environmental implications of the operation including storage of fuel
tanks or chemicals, and/or measures for the release of contaminants;
f)
Plans for reclamation of the land for an approved end use; and
g)
In Future Urban Growth Areas, the adjacent urban municipality has
confirmed that the proposal is compatible with the location and timing of
urban development.
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Aesthetic and Environmental Impacts
Mineral and aggregate resource industries should not be located where they would
adversely impact aesthetic or environmental quality.
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PART 3 - LAND USE
10.0
General
10.1
Introduction
These general policies are intended to apply to all considerations of land use
management in the District, to guide current and future development to 1 million
residents.
10.2
Objectives
a)
Provide for development that minimizes land use conflicts and ensures
orderly, cost-efficient, and context-appropriate development;
b)
Encourage development that supports complete, innovative and context-
appropriate communities with diverse opportunities for living and working
through a compatible mix of land uses;
c)
Ensure that land uses and development patterns are clearly defined to
provide certainty for investment and development;
d)
Provide for effective interjurisdictional coordination and management in
land use and development policy and planning; and
e) Provide for consistent standards for development in the District.
10.3
Policies
General
Land Use Compatibility
Development shall be compatible with surrounding uses.
District Land Uses
The general land use designations for the District are identified on Schedule B - District
Land Use Map. These land uses are intended to guide refinement through more
detailed planning.
Future Urban Growth Areas
Areas identified for future urban growth are identified in Schedule C - Future Urban
Growth Areas Map. This map includes:
a)
Future Urban Growth Areas required to accommodate a regional
population of 700,000; and
b)
Future Urban Growth Areas required to accommodate a regional
population of 1 million.
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Land Use Designations
Intent of the Land Use Designations
The major land use designations included in Schedule B - District Land Use Map are
identified as follows:
a)
Agriculture accommodates agriculture and pasture uses as well as
agricultural residential uses;
b)
Country Residential accommodates multi-parcel Country Residential
subdivisions at rural densities;
c)
Rural Commercial/Industrial accommodates general commercial and
industrial uses, including lightly-serviced industrial, storage, and
commercial areas that require a large land base. These areas shall be
further designated as Rural Commercial or Rural Industrial areas through
more detailed planning;
d)
Urban Residential Neighbourhood accommodates future urban residential
and supporting commercial and institutional uses, all with urban servicing;
e)
Urban Commercial/Industrial accommodates future general commercial
and industrial uses including office, retail, and industrial areas that are
connected to urban servicing. These areas shall be further designated as
Urban Commercial and Urban Industrial areas through more detailed
planning;
f)
Green Network Study Area includes connected areas of wetlands, swales,
natural areas, the South Saskatchewan River corridor, and other areas
providing stormwater storage and conveyance, groundwater recharge,
viewshed protection, wildlife habitat, and, where appropriate,
multifunctional green spaces that deliver environmental, cultural and
recreational benefits. The area accommodates compatible agricultural,
outdoor recreation, and sensitively integrated stormwater management
infrastructure; and
g)
Recreation, Parks and Culture includes areas of valued recreational, open
space, and cultural resources that contribute to the high quality of life in
the region.
Special Policy Areas, Locations and Nodes
In addition to major land use designations listed under Section 10.3.4, Schedule B -
District Land Use Map includes Special Policy Areas with location-specific policies:
a)
Wanuskewin Heritage Park is a National Historic Site of Canada that
includes significant natural and archaeological resources and is an
important cultural centre;
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b)
Agricultural Research areas identify high-quality agricultural lands that
have been used for agriculture research plots and facilities;
c)
Regional Infrastructure areas include lands required to support regional
infrastructure systems and services, including waste management, utility,
public works and other infrastructure;
d)
Regional Institutional Facilities areas include lands required to support
major regional institutional facilities that are critical to growth and
development, such as community service, government, health care and
other institutional uses;
e)
Corman Park-Osler Agri-Food Node is a development node that is
intended to provide opportunities for rural and urban development that
supports agricultural producers of value-added products and related
services;
f)
Regional Retail areas are lands designated for regional retail
developments consisting of comprehensively designed and developed
groupings of retail stores and complementary commercial businesses
greater than 10,000 m² (107,000 ft.²) operated in a cluster, strip or mall
type pattern and intended to serve the regional market; and
g)
Urban Mixed-Use Nodes are locations that are intended to accommodate
a compatible mix of future commercial (retail and office), institutional, and
residential uses, such as mixed-use suburban centres.
24
11.0
Agriculture
11.1
Introduction
The Agriculture designation enables agriculture and pasture uses as well as agricultural
residential uses while preserving important ecosystem services such as local food
production, production for cultural purposes, habitat protection, and maintenance of the
land's natural drainage characteristics.
11.2
Objectives
a)
Minimize land use conflict between agricultural and non-agricultural uses;
b)
Accommodate suitably located agricultural and agriculturally related
commercial and industrial developments;
c)
Promote agricultural innovation, conservation, and value-added industries
related to agriculture including agricultural, tourism; and
d)
Encourage innovative agricultural residential subdivisions in appropriate
locations that are sustainable, provide for rural housing and rural
convenience commercial needs, and integrate with existing rural
development.
11.3
Policies
General
Fragmentation of Agricultural Land
Fragmentation of agricultural land for uses other than intensive agricultural operations is
discouraged.
Subdivision of a Quarter Section
Quarter sections designated as Agriculture on Schedule B - District Land Use Map may
be subdivided to permit:
a)
Two equal agricultural holdings;
b)
A maximum of five discretionary uses per quarter section (64.8 hectares,
or 160 acres) or three discretionary uses per 32.4 hectare (80 acre)
parcel;
c)
A maximum of five agricultural residential building sites per quarter section
(64.8 hectares, or 160 acres) or three agricultural residential building sites
per 32.4 hectare (80 acre) parcel; or
d)
A combination of the sites permitted under clauses b) and c) to a
maximum of five building sites per quarter section (64.8 hectares, or 160
acres) or three building sites per 32.4 hectare (80 acre) parcel.
25
Subdivision for Intensive Agriculture
Intensive agricultural operations may be allowed on parcels less than 32.4 hectares (80
acres) if such a parcel can accommodate the proposed use.
Agricultural Residential
The following policies are intended to apply to subdivision for agricultural residential
purposes on lands with any land use designation, where provided for in accordance with
this Plan.
Location Requirements for Agricultural Residential Development
Agricultural residential development shall not be located:
a)
On significant wildlife habitat lands;
b)
In locations where it may cause or contribute to the degradation of
ecological and hydrological systems; and
c)
On hazard lands, unless mitigation measures have been approved.
Disruption of Agriculture Minimized
Agricultural residential subdivisions must be designed and sited to minimize the
disruption of agricultural activities on an agricultural holding through buffering, setbacks,
and screening. Compact designs should be encouraged that do not inhibit cultivation.
Minimize Fragmentation of Agricultural Lands
Agricultural residential subdivisions should be located on sites that are appropriate and
contiguous to existing building sites to minimize the fragmentation of agricultural lands.
Site Area Relaxation
Where a proposed subdivision involves a yard site that existed prior to the adoption of
the initial Corman Park Official Community Plan (June 30, 1982), the site size may
exceed the maximum site area permitted in the District Zoning Bylaw to include all
essential yard site features such as shelterbelts and dugouts.
Agricultural Residential Development on Fragmented Parcels
Parcels fragmented by a natural or manmade feature, such as a river or highway, may
be considered for agricultural residential development subject to the criteria set out in
the District Zoning Bylaw and the following:
a)
The parcel is located in an area where only two residential building sites
per quarter section are allowed; and
b)
Development does not exceed a total of four residential building sites per
quarter section.
26
12.0
Country Residential
12.1
Introduction
Land within the Country Residential designation will accommodate multi-parcel
residential subdivisions that have rural densities. These subdivisions have relatively
large lots but are designed according to cluster or conservation subdivision principles to
preserve open space and farmland.
12.2
Objectives
a)
Provide for planned Country Residential development and subdivision that
is economical, safe and sustainable;
b)
Encourage innovative Country Residential development in appropriate
locations that are sustainable, provide for a range of rural housing options
and considers integration of rural convenience commercial and
recreational needs;
c)
Provide for planned Country Residential development that optimizes the
use of existing and planned infrastructure; and
d)
Provide well designed developments that minimize land use conflicts and
integrate with existing rural development.
12.3
Policies
Designation on District Map
Country Residential development must be located in areas designated as Country
Residential on Schedule B -- District Land Use Map.
Location Requirements for Country Residential Development
Country Residential development shall not be located:
a)
On significant wildlife habitat lands;
b)
In locations where they may cause or contribute to the degradation of
ecological and hydrological systems; and
c)
On hazard lands, unless mitigation measures have been approved.
Country Residential Development
A range and variety of housing choices in a Country Residential development will be
considered. Country Residential development proposals should:
27
a)
Minimize the pressure to develop, expand or upgrade services and
infrastructure inconsistent with Concept Plans and servicing plans;
b)
Minimize the length of roads constructed within the development;
c)
Include significant natural or built amenities or other features that provide
for a high-quality living environment;
d)
Include a design of residential areas that provide open space and
incorporates natural areas, natural vegetation buffers, habitat corridors for
wildlife movement and cultural and heritage resources while minimizing
fragmentation;
e)
Safeguard the environmental sustainability of the area such as important
ecological areas, topographic features, and environmentally sensitive
lands such as wetlands, drainage systems and groundwater recharge
areas;
f)
Incorporate innovative features to promote environmental and social
benefits to the community; and
g)
Consider the capacity of existing school and bus facilities and the
feasibility of expanding this capacity to accommodate the proposed
development.
Country Residential Subdivision Design
The following criteria apply to subdivision of land designated as Country Residential:
a)
The carrying capacity of the lands proposed for development and the
surrounding area based on site conditions, environmental considerations
and potential impacts, and other factors that may warrant consideration in
the design of the proposal;
b)
Minimized impacts on regional drainage patterns and other regional
ecological systems;
c)
The suitability and availability of municipal and other services and
infrastructure necessary to support the proposal; and
d)
The compatibility of the proposed subdivision design with that of the
surrounding area.
Adjacent Development
Where a Country Residential subdivision is proposed on lands abutting an existing
Country Residential development, the proposed development must be designed to
complement the existing development. This may include measures such as visual
buffering, building site separation, complementary lot sizing or any other measures
necessary to achieve compatible land use and development.
28
Country Residential Development Adjacent to Urban Areas
Country Residential subdivisions shall not be located adjacent to the boundary of an
urban municipality unless the proposal:
a)
Is compatible with current and planned urban land uses within the
adjacent urban municipality;
b)
Will not place pressure on the adjacent urban municipality to develop,
expand or upgrade services and infrastructure without an agreement for
servicing and infrastructure costs between the urban municipality and
Corman Park; and
c)
Is referred to the adjacent urban municipality for review.
Country Residential Development Adjacent to Future Urban Growth Areas
Country Residential development located adjacent to Future Urban Growth Areas shall
be referred to the adjacent municipality for review.
Integrated Development in Country Residential Areas
Convenience commercial, community service and recreational developments may be
located within a Country Residential development to provide retail and service-oriented
convenience to residents. Locations should be identified as part of a proposal for new
Country Residential developments and may be considered for existing Country
Residential developments subject to public consultation and additional review to ensure
land use integration. The following factors will be considered in all cases:
a)
Market need for the proposal;
b)
The suitability and availability of municipal and other services and
infrastructure necessary to support the proposal;
c)
Land use integration where land use conflict is minimized and the
development complements existing communities; and
d)
Convenience and accessibility to the proposed location.
12.3.9 Comprehensive Re-Subdivision for Existing Hamlets and Multi-Parcel
Country Residential Subdivisions
An organized hamlet or multi-parcel country residential subdivision may undertake a
Comprehensive Development Review (CDR) to investigate the feasibility of further re-
subdivision of lots within the community, where the effect will be an increase in density
throughout the community. Re-subdivision pursuant to this section shall comply with all
applicable Country Residential policies of this Plan and the following:
a) The CDR must assess the capacity of municipal and provincial
infrastructure to support an overall density increase and identify any
required upgrades to support the additional density;
29
b) The CDR scope of investigation must include all of the parcels within the
hamlet, original subdivision plan, and/or the entire quarter section in
which the development lies; and
c) All resulting parcels must be connected to a centralized potable
waterline and meet the minimum, maximum and average lot sizes of the
applicable zoning district.
30
13.0
Rural Commercial
13.1
Introduction
Lands within the Rural Commercial designation are suitable for small-scale retail and
service-oriented convenience uses to serve local rural residents, as well medium and
large-scale commercial uses, not including Regional Retail, where location adjacent to
and exposure from major roadways is essential. Rural Commercial lands have rural
servicing, and are not expected to be required for urban growth as the P4G
municipalities grow to 1 million residents. The designation is represented on Schedule B
- District Land Use Map as Rural Commercial/Industrial; Rural Commercial areas will
be identified through more detailed planning.
13.2
Objectives
a)
Promote well-planned and managed commercial growth through a range
of land use options;
b)
Promote economic development based on market demand, servicing
availability and locational factors;
c)
Provide for the convenience and commercial service needs of the
suburban population; and
d)
Encourage rural commercial developments to cluster so they provide for
the efficient development of rural infrastructure and community services.
13.3
Policies
Designation on Schedule B - District Land Use Map
Areas designated as Rural Commercial/Industrial on Schedule B - District Land Use
Map shall be further designated as Rural Industrial areas or Rural Commercial areas
through more detailed planning. Concept Plans and other detailed planning shall identify
the type(s) of Rural Commercial land use(s) being proposed.
Rural Commercial Development
Rural Commercial development shall be located in areas designated as Rural
Commercial/Industrial on Schedule B - District Land Use Map and in areas that have
been identified as suitable for Rural Commercial development through the detailed
planning referenced in section 13.3.1.
Location Criteria
Rural Commercial developments should be located where:
a)
The carrying capacity of the lands proposed for development and the
surrounding area based on site conditions, environmental considerations,
31
potential impacts, and other factors that may warrant consideration in the
design of the proposal are addressed;
b)
Impacts on regional drainage patterns and other regional ecological
systems are minimized;
c)
The suitability and availability of municipal and other services and
infrastructure necessary to support the proposal are considered;
d)
The design is compatible with that of the surrounding area;
e)
Existing roads and infrastructure are sufficient to support the development
while impacts to existing roadways and additional costs of maintenance
are minimized;
f)
Nodal development is planned where key intersections of provincial
highways, municipal roadways, and the Saskatoon Freeway can support
access;
g)
Lands are not prone to natural hazards;
h)
Lands do not have unique historical or archaeological features;
i)
Lands do not have significant wildlife habitat;
j)
Lands do not have high quality recreational resources;
k)
Surface and groundwater resources will not be impacted; and
l)
Any other costs to Corman Park associated with the development are
minimized.
Urban Servicing in Rural Commercial Areas
Uses requiring urban servicing in Rural Commercial areas shall enter into an
appropriate agreement with any relevant urban municipality.
Agricultural Subdivisions in Rural Commercial Areas
Lands designated as Rural Commercial on Schedule B - District Land Use Map may be
subdivided to permit:
a)
A maximum of two discretionary uses per quarter section (64.8 hectares,
or 160 acres) or one discretionary use per 32.4 hectare (80 acre) parcel;
b)
A maximum of two agricultural residential building sites per quarter section
(64.8 hectares, or 160 acres) or one agricultural residential building site
per 32.4 hectare (80 acre) parcel; or
32
c)
A combination of the sites referred to in clauses a) and b) to a maximum
of two building sites per quarter section (64.8 hectares, or 160 acres) or
one building site per 32.4 hectare (80 acre) parcel.
33
14.0
Rural Industrial
14.1
Introduction
Lands within the Rural Industrial designation are suitable for a variety of business, light
industrial and heavy industrial uses that typically require larger parcels of land and
access to roadway and rail infrastructure, and have varying potential for conflicts with
adjacent land uses. Rural Industrial lands have rural servicing, and are not expected to
be required for urban growth as the P4G municipalities grow to 1 million residents. The
designation is represented on Schedule B - District Land Use Map as Rural
Commercial/Industrial; Rural Industrial areas will be identified through more detailed
planning.
14.2
Objectives
a)
Promote well-planned and managed industrial growth through a range of
land use options;
b)
Promote economic development for Rural Industrial development based
on industry needs, servicing availability and locational factors;
c)
Encourage Rural Industrial development to cluster in industrial parks to
provide for the efficient development of rural infrastructure and community
services; and
d)
Minimize conflicts between Rural Industrial development and other
regional land uses.
14.3
Policies
Designation on Schedule B - District Land Use Map
Areas designated as Rural Commercial/Industrial on Schedule B - District Land Use
Map shall be further designated as Rural Industrial areas or Rural Commercial areas
through more detailed planning. Concept Plans and other detailed planning shall identify
the type(s) of Rural Industrial land use(s) being proposed.
Rural Industrial Development
Rural Industrial development shall be located in areas designated as Rural
Commercial/Industrial on Schedule B - District Land Use Map, and in areas that have
been identified as suitable for Rural Industrial development through the detailed
planning referenced in section 14.3.1.
Location Criteria
Rural Industrial developments must be located where:
a)
The carrying capacity of the lands proposed for development and the
surrounding area based on site conditions, environmental considerations,
33
potential impacts, and other factors that may warrant consideration in the
design of the proposal are addressed;
b)
Impacts on regional drainage patterns and other regional ecological
systems are minimized;
c)
The suitability and availability of municipal and other services and
infrastructure necessary to support the proposal are considered;
d)
The design is compatible with that of the surrounding area;
e)
Existing roads and infrastructure are sufficient to support the development
while impacts to existing roadways and additional costs of maintenance
are minimized;
f)
Nodal development is planned where key intersections of provincial
highways, municipal roadways, and the Saskatoon Freeway can support
access;
g)
Lands are not prone to natural hazards;
h)
Lands do not have unique historical or archaeological features;
i)
Lands do not have significant wildlife habitat;
j)
Lands do not have high quality recreational resources;
k)
Surface and groundwater resources will not be impacted; and
l)
Any other costs to Corman Park associated with the development are
minimized.
Industrial Parks
Industrial uses shall be restricted to industrial parks unless it can be clearly
demonstrated that an industrial use has specific location requirements that limit its
location to a specific alternate site.
Industrial Development Adjacent to Urban Areas
Industrial development may not be located adjacent to the boundary of an urban
municipality unless the proposal:
a)
Is compatible with current and planned urban land uses within the
adjacent urban municipality;
b)
Will not place pressure on the adjacent urban municipality to develop,
expand or upgrade services and infrastructure without an agreement for
servicing and infrastructure costs between the urban municipality and
Corman Park; and
34
c)
Is referred to the adjacent urban municipality for review.
Buffered Uses in Industrial Parks
Industrial parks with a high potential for land use conflicts must include buffering from
non-industrial uses of land, including locating uses with fewer impacts near roadways,
and other criteria as set out in in this Plan and the District Zoning Bylaw.
Hazardous Industries
Industries using hazardous materials or producing waste dangerous goods as defined
by The Environmental Management and Protection Act, 2010 may be considered
subject to providing evidence of compliance with the National Fire Code of Canada, The
Hazardous Substances and Waste Dangerous Goods Regulations, and any other
applicable codes, standards and provincial and federal approvals.
Urban Servicing in Rural Industrial Areas
Uses requiring urban servicing in Rural Industrial areas shall enter into an appropriate
agreement with any relevant urban municipality.
Agricultural Subdivisions in Rural Industrial Areas
Lands designated as Rural Industrial on Schedule B - District Land Use Map may be
subdivided to permit:
a)
A maximum of two discretionary uses per quarter section (64.8 hectares,
or 160 acres) or one discretionary use per 32.4 hectare (80 acre) parcel;
b)
A maximum of two agricultural residential building sites per quarter section
(64.8 hectares, or 160 acres) or one agricultural residential building site
per 32.4 hectare (80 acre) parcel; or
c)
A combination of the sites referred to in clauses a) and b) to a maximum
of two building sites per quarter section (64.8 hectares, or 160 acres) or
one building sites per 32.4 hectare (80 acre) parcel.
35
15.0
Future Urban Growth Areas
15.1
Introduction
The Future Urban Growth Areas on Schedule B - District Land Use Map identify the
expected urban footprint as the P4G municipalities grow to a population of 1 million.
These areas include areas for future residential neighbourhoods, commercial and
industrial development, and conceptual nodes for mixed-use centres.
15.2
Objectives
a)
Provide for planned urban residential development and subdivision that is
sustainable, supports a high quality of life, and encourages the
development of complete communities;
b)
Support commercial and industrial development in Future Urban Growth
Areas where it can be integrated into urban municipalities;
c)
Optimize the use of existing and planned infrastructure consistent with
municipal and regional servicing plans;
d)
Coordinate urban expansion and staged boundary alterations in future
urban growth planning; and
e)
Support standards for interim uses that allow for redevelopment and future
integration into urban municipalities.
15.3
Policies
General
Urban Intensification
The P4G municipalities will promote the intensification of developed urban areas to help
accommodate long-term growth.
Concept Plans for Future Urban Growth Areas
Concept Plans shall be prioritized for the Future Urban Growth Areas required to
accommodate a regional population of 700,000 as identified on Schedule C - Future
Urban Growth Areas Map. Concept Plans will rely on existing detailed planning where
possible, and Corman Park and the adjacent urban municipality will determine:
a)
The priority of a Concept Plan and a timely schedule for completion; and
b)
Any additional requirements for the development of a Concept Plan that
are necessary to consider the local context.
36
Intended Uses in Future Urban Growth Areas
Intended uses on lands within Future Urban Growth Areas are those uses and
development that reflect the planned long-term use for an area as designated on
Schedule B - District Land Use Map.
Concept Plans for Intended Uses in Future Urban Growth Areas
Concept Plans for intended uses in the Future Urban Growth Areas are required for
subdivision and development approval and shall conform as closely as possible with the
requirements of Concept Plans developed in any adjacent municipality.
Development Standards for Intended Uses
Development standards for intended uses in the Future Urban Growth Areas shall be
consistent with the development standards in any adjacent urban municipality to allow
for integration with the urban municipality in the future with consideration for the type of
use proposed.
Environmental Impacts
Environmental impacts as a result of development must be minimized and may require
mitigation and remediation plans.
Interim Uses in Future Urban Growth Areas
Interim uses on lands identified as Future Urban Growth Areas may be allowed prior to
urban development, subject to consideration of:
a)
Whether the interim use has the potential to become permanent;
b)
Whether the interim use is for single parcel development or multi parcel
development;
c)
Whether the interim use is inside or outside the 700,000 growth area;
d)
Whether the interim use has rural or urban densities, form, and servicing;
e)
The recovery of the cost of current and future infrastructure;
f)
The compatibility of current and future land uses; and
g)
Traffic effects on existing and future road networks.
Single Parcel Interim Land Use in Future Urban Growth Areas
Single parcel interim uses may be permitted in Future Urban Growth Areas provided
that:
a)
The proposal is consistent with more detailed planning for the area;
37
b)
A site design that limits fragmentation of the parcel is provided; and
c)
A subdivision design that allows for re-subdivision to urban-sized parcels
is provided.
Multi Parcel Interim Land Use in Future Urban Growth Areas
A multi parcel interim use may be permitted in Future Urban Growth Areas provided
that:
a)
The proposal is consistent with more detailed planning for the area;
b)
Where detailed planning has not been completed for the area, the
proposal aligns with the projected future urban land use identified by the
adjacent urban municipality;
c)
It is designed to transition to future urban servicing;
d)
A site design that limits fragmentation of the parcel is provided; and
e)
A subdivision design that allows for re-subdivision to urban-sized parcels
is provided.
Development Standards for Interim Uses
Development standards for interim uses in the Future Urban Growth Areas shall
conform as closely as possible to the development standards used in the adjacent
urban municipality to allow for integration with the urban municipality in the future with
consideration for the type of use proposed.
Subdivision in Future Urban Growth Areas
Lands in Future Urban Growth Areas may be subdivided to permit:
a)
Up to two discretionary uses per quarter section (64.8 hectares, or 160
acres) or one discretionary use per 32.4 hectare (80 acre) parcel; or
b)
Up to two agricultural residential building sites per quarter section (64.8
hectares, or 160 acres) or one agricultural residential building site per 32.4
hectare (80 acre) parcel; or
c)
A combination of sites referred to in clauses a) and b) to a maximum of
two building sites per quarter section (64.8 hectares, or 160 acres) or one
building sites per 32.4 hectare (80 acre) parcel.
Subdivision in Urban Residential Neighbourhood Areas
Notwithstanding section 15.3.11, lands in Urban Residential Neighbourhood areas that
are outside the Future Urban Growth Areas required to accommodate a regional
population of 700,000, may be subdivided to permit:
38
a)
Up to four discretionary uses per quarter section (64.8 hectares, or 160
acres) or two discretionary uses per 32.4 hectare (80 acre) parcel; or
b)
Up to four agricultural residential building sites per quarter section (64.8
hectares, or 160 acres) or two agricultural residential building sites per
32.4 hectare (80 acre) parcel; or
c)
A combination of the sites referred to in clauses a) and b) to a maximum
of four building sites per quarter section (64.8 hectares, or 160 acres) or
two building sites per 32.4 hectare (80 acre) parcel.
Country Residential Development Prohibited
Country Residential development is prohibited in Future Urban Growth Areas.
Intensive Livestock Operations
Intensive Livestock Operations may not be established in Future Urban Growth Areas
after adoption of this Plan.
Limitations for Intensive Livestock Operations
Intensive Livestock Operations must comply with applicable separation distances as set
out in the District Zoning Bylaw and shall be limited by the maximum number of animal
units permitted for that Intensive Livestock Operation at the time of the adoption of this
Plan. Any change to the maximum number of animal units shall require a discretionary
use approval and is subject to consultation with the adjacent urban municipality.
Dedication of Reserves in Future Urban Growth Areas
In determining the recommended dedication of municipal reserve land or cash-in-lieu for
subdivisions for interim uses in Future Urban Growth Areas, Corman Park shall
consider:
a)
Current and future land use planning and development standards for the
area;
b)
The potential for significant public amenities, including open space
recreational opportunities, integrated trail systems, and continuous
pedestrian linkages; and
c)
The costs to Corman Park and the adjacent urban municipality.
The adjacent urban municipality shall be consulted regarding dedication of municipal
reserve and any necessary transfer of dedicated land or cash-in-lieu.
39
Urban Residential Neighbourhoods in Future Urban Growth Areas
Designation on Schedule B - District Land Use Map
Urban residential neighbourhoods in Future Urban Growth Areas shall be located in
areas designated as Urban Residential Neighbourhood on Schedule B - District Land
Use Map.
Urban Residential Neighbourhood Area Density
Urban Residential Neighbourhoods must have a minimum density of:
a)
17.3 housing units per gross developable hectare (7 units per gross
developable acre); or
b)
50 residents and jobs combined per gross developable hectare (20.2
residents and jobs combined per gross developable acre).
Subdivision on Concept Plan Approval
Upon approval of a Concept Plan, the subdivision restrictions contained in sections
15.3.11 and 15.3.12 will no longer apply.
Temporary Development for Interim Uses
Interim uses in Urban Residential Neighbourhood areas required to accommodate a
regional population of 700,000 as identified on Schedule C - Future Urban Growth
Areas Map should be temporary in nature, with uses, structures, and equipment that
can be easily relocated off-site.
Interim Commercial Uses
Interim commercial uses may be considered in the Urban Residential Neighbourhood
areas. Low capital intensities are encouraged for interim commercial uses in Urban
Residential Neighbourhood areas.
Urban Commercial/Industrial Areas
Designation on Schedule B - District Land Use Map
Areas designated as Urban Commercial/Industrial on Schedule B - District Land Use
Map shall be further designated as Urban Commercial areas or Urban Industrial areas
through Concept Plans or other detailed planning acceptable to the adjacent urban
municipality. Urban Commercial development and Urban Industrial development must
be located in the areas designated as such on Schedule B - District Land Use Map.
Interim Commercial Uses
Interim commercial uses may be considered in the Urban Commercial/Industrial areas.
Low capital intensities are encouraged for interim commercial uses in Urban
Commercial/Industrial areas.
40
Detailed Planning for Single Parcel Interim Commercial and Industrial
Development
Detailed planning for single parcel interim uses in Urban Commercial/Industrial areas
shall be required and developed to the satisfaction of Corman Park and the adjacent
urban municipality, and may include:
a)
Site design that facilitates a transition to urban development;
b)
Roadway and other infrastructure planning that facilitates a transition to
urban development;
c)
Consideration of the location, type and timing of future urban
development; and
d)
A transportation impact assessment where the use may result in a
significant impact on existing and future road networks.
Detailed Planning for Multi Parcel Interim Commercial and Industrial
Development
Detailed planning for multi parcel interim uses in Urban Commercial/Industrial areas
shall be required and developed to the satisfaction of Corman Park and the adjacent
urban municipality, and may include:
a)
Subdivision and site design that facilitates a transition to urban
development;
b)
Roadway and other infrastructure planning that facilitates a transition to
urban development;
c)
The proposed water, wastewater and stormwater management systems,
and the alignment with existing and future systems;
d)
Consideration of the location, type and timing of future urban
development;
e)
A transportation impact assessment where the use may result in a
significant impact on existing and future road networks;
f)
A phasing plan;
g)
Analysis of infrastructure costs; and
h)
Area grading plan that enables a transition to future urban development.
41
Urban Mixed-Use Nodes
Identification of Mixed-Use Nodes
Mixed-Use Nodes may be permitted in the conceptual locations identified on Schedule
B - District Land Use Map through Concept Plans. These mixed-use neighbourhoods or
suburban centres may include residential, commercial, institutional and recreational
uses but shall not include industrial uses.
Mixed-Use Node Density
Mixed-Use Nodes must have a minimum density of 75 residents and jobs combined per
gross developable hectare (30.4 residents and jobs combined per gross developable
acre).
42
16.0
Regional Retail
16.1
Introduction
Lands within the Regional Retail designation are suitable for comprehensively designed
and developed groupings of retail stores and complementary commercial businesses
greater than 10,000 m² (107,000 ft.²) operated in a cluster, strip or mall type pattern and
intended to serve the regional market.
16.2
Objectives
a)
Promote well-planned and managed Regional Retail development; and
b)
Provide for retail commercial development based on market demand and
servicing availability to serve the needs of the region's population.
16.3
Policies
Designation on Schedule B - District Land Use Map
Regional Retail developments must be located in areas designated as Regional Retail
on Schedule B - District Land Use Map. Designation of lands for Regional Retail shall
be through detailed planning.
Regional Retail Locations
Regional Retail is encouraged to locate in Future Urban Growth Areas; however,
alternate locations may be considered. In reviewing a proposal for an alternate location,
consideration will be given to the location, existing detailed planning for the area,
adjacent land uses, servicing needs and the long-term impacts.
Detailed Planning for Regional Retail
Concept Plans are required for development approval of Regional Retail. In addition to
the Concept Plan requirements of this Plan, Concept Plans for Regional Retail
development shall:
a)
Conform as closely as possible with the requirements for Concept Plans in
the adjacent urban municipalities;
b)
Include a regional retail market impact analysis that indicates the
proposed development, including each phase of development, would not
have a major detrimental impact on the trade of existing or committed
retail developments in the P4G municipalities;
c)
Provide for urban servicing and be consistent with the servicing standards
of the adjacent urban municipality; and
d)
Include a regional infrastructure impact assessment that outlines and
addresses any effects of the proposed development on municipal and
43
regional infrastructure and services, including costs and methods of cost
recovery for new and upgraded infrastructure and services, to the
satisfaction of the relevant service providers and municipalities.
44
17.0
Green Network Study Area
17.1
Introduction
The Green Network Study Area includes connected areas of wetlands, swales, natural
areas, the South Saskatchewan River corridor, and other areas providing stormwater
storage and conveyance, and recharge of groundwater supplies. This area helps
address regional stormwater issues and, where appropriate, supports multifunctional
green spaces that deliver environmental, cultural and recreational benefits. The area
accommodates compatible agriculture, outdoor recreation, and sensitively integrated
stormwater management infrastructure.
17.2
Objectives
a)
Maintain and enhance a connected natural infrastructure system to
manage storage and drainage and address regional stormwater issues;
b)
Reduce the impacts of pollutants on wetlands, creeks, streams, and rivers
to increase surface water quality, including the health of the South
Saskatchewan River;
c)
Minimize the impacts of development on native vegetation to protect the
habitat necessary for wildlife to thrive and move throughout the area;
d)
Maintain important natural views, such as views from Wanuskewin
Heritage Park; and
e)
Encourage a connected open space system with opportunities for hiking,
cycling, birdwatching, cultural activities and other passive recreation
activities.
17.3
Policies
Refinement
The P4G municipalities will work collaboratively to refine the boundaries of the Green
Network Study Area.
Refinement Criteria
Refinement of the boundaries of the Green Network Study Area will be conducted
according to a standard, consistent methodology that considers:
a)
Wetlands;
b)
Drainage areas;
c)
Conveyance areas, such as streams, rivers, and swales;
d)
Habitat corridors for wildlife movement;
45
e)
Important viewsheds, such as the viewshed of Wanuskewin Heritage
Park; and
f)
Important ecological areas.
Refinement Through Concept Plans
Prior to the development of a region-wide study, the Green Network Study Area may be
refined by a Concept Plan or other detailed assessment.
Subdivision in the Green Network Study Area
Lands inside the areas identified on Schedule C - Future Urban Growth Areas Map
as accommodating a regional population of 700,000 in the Green Network Study
Area may be subdivided to permit:
a) A maximum of two agricultural residential building sites per quarter
section (64.8 hectares, or 160 acres) or one agricultural building site
per 32.4 hectare (80 acre) parcel;
b) A maximum of two discretionary uses per quarter section (64.8
hectares, or 160 acres) or one discretionary use per 32.4 hectare (80
acre) parcel; or
c) A combination of sites referred to in clauses a) and b) to a maximum
of two building sites per quarter section (64.8 hectares, or 160 acres)
or one building site per 32.4 hectare (80 acre) parcel.
Lands outside of areas identified on Schedule C - Future Urban Growth Areas
Map as accommodating a regional population of 700,000 in the Green Network
Study Area may be subdivided to permit:
d) A maximum of five agricultural residential building sites per quarter
section (64.8 hectares, or 160 acres) or three agricultural building
sites per 32.4 hectare (80 acre) parcel;
e) A maximum of five discretionary uses per quarter section (64.8
hectares, or 160 acres) or three discretionary uses per 32.4 hectare
(80 acre) parcel;
f) A combination of sites referred to in clauses d) and e) to a maximum
of five building sites per quarter section (64.8 hectares, or 160 acres)
or three building sites per 32.4 hectare (80 acre) parcel;
g) Notwithstanding d), e), and f) above, where a quarter section is
designated Green Network Study Area and another Land Use(s), the
Land Use with the lower maximum of residential building sites per
quarter section or per 32.4 hectare (80 acre) parcel shall prevail.
46
Siting of Development
Development located within the Green Network Study Area shall:
a)
Be sited and developed to ensure that impacts are avoided or mitigated;
and
b)
Demonstrate to the satisfaction of Corman Park through supporting
environmental and technical plans, that any potential negative impacts
have been avoided or mitigated.
Natural Vegetation and Native Habitat
Impacts to natural vegetation and native habitat from development must be minimized.
Integration with Stormwater Management
The Green Network Study Area should be integrated with the regional stormwater
management system where feasible. Integration should consider the sensitivity and
ecological functions of wetlands and watercourses and their associated riparian areas to
ensure sustainability within their context.
Habitat Corridors
Habitat corridors should be preserved in the Green Network Study Area to maintain
connections for wildlife movement throughout the region.
Passive Recreation Opportunities
Development of passive recreation and cultural opportunities will be encouraged in the
Green Network Study Area where appropriate.
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18.0
Wanuskewin Heritage Park
18.1
Introduction
The Wanuskewin Heritage Park, designated a National Historic Site of Canada in 1986,
contains archaeological features that represent most of the known elements that
characterize Northern Plains prehistory. According to its mission and vision, the park
and its facilities are intended to advance the understanding and appreciation of the
evolving cultures of the Northern Plains Indigenous peoples, and be a living reminder of
the peoples' sacred relationship with the land.
18.2
Objectives
a)
In cooperation with the Wanuskewin Heritage Park Authority, protect the
natural, historic, and cultural resources of Wanuskewin Heritage Park;
b)
Maintain the quality of the viewshed from Wanuskewin Heritage Park; and
c)
Ensure that municipal and District Plans and policies consider and
complement planning for Wanuskewin Heritage Park.
18.3
Policies
Dialogue with Wanuskewin Heritage Park
The P4G municipalities will conduct and encourage dialogue with the Wanuskewin
Heritage Park Authority regarding applications, plans, and policies that may impact the
Park.
Viewshed Protection
The P4G municipalities will coordinate with the Wanuskewin Heritage Park Authority to
identify and protect important viewsheds from the Park. Development that can be seen
from Wanuskewin Heritage Park must be screened or designed to minimize impacts to
the view, in consultation with the Wanuskewin Heritage Park Authority.
Support for Park Planning
The P4G municipalities will make every effort to coordinate with the Wanuskewin
Heritage Park Authority in their ongoing efforts to develop plans for site management
and facility improvements, natural resource management, and cultural and heritage
conservation and revitalization through joint planning and technical support.
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19.0
Agricultural Research
19.1
Introduction
Land within the Agricultural Research designation includes some of the best soils in the
region and the area is the site of a number of agriculture research plots and facilities.
These lands are important to the region's economy and identity, and research activities
on these sites should be supported by mitigating potential land use conflicts.
19.2
Objectives
a)
Support regional agriculture and farming through special use areas that
provide opportunities for research; and
b)
Prevent conflicts between long-term Agricultural Research areas and
surrounding urban and rural land uses.
19.3
Policies
Intended Uses of Agricultural Research Lands
Intended uses on lands designated as Agricultural Research include farming and
associated research, as well as other related agricultural uses.
Restricted Development
Designated Agricultural Research areas will be protected from uses and development
incompatible with long-term agricultural activities.
Redesignation of Agricultural Research Lands
The redesignation of Agricultural Research areas will require a Concept Plan outlining
the proposed changes to land uses. Rationale must be provided for converting these
areas from long-term Agricultural Research use, and compatibility with adjacent urban
areas.
Adjacent Development
Proposed development in locations adjacent to Agricultural Research should be
reviewed in consultation with the relevant research agency or business to ensure that
impacts are sufficiently mitigated through separation, buffers, or site design.
49
20.0
Regional Infrastructure and Regional Institutional Uses
20.1
Introduction
Regional infrastructure and regional institutional uses are often large scale and land
intensive. They may have specific location requirements, conflict with other land uses,
or need to be located close to the populations they serve. Regional coordination and
appropriate planning for these uses is integral to supporting regional growth.
20.2
Objectives
a)
Accommodate major regional infrastructure and regional institutional uses
that are critical to regional growth and development;
b)
Appropriately locate regional infrastructure and regional institutional uses
to minimize potential land use, environmental and servicing impacts;
c)
Locate regional infrastructure and regional institutional uses close to the
populations they serve, as appropriate; and
d)
Coordinate land use demands for regional infrastructure and regional
institutional uses with regional and local plans.
20.3
Policies
Identification of Regional Infrastructure and Regional Institutional Lands
The P4G municipalities will identify and coordinate the designation of lands within the
District required for regional infrastructure and regional institutional uses in cooperation
with regional service providers.
Development Adjacent to Urban Municipalities
Regional infrastructure and regional institutional uses will not be permitted adjacent to
the boundary of an urban municipality or within a Future Urban Growth Area unless
Corman Park and the adjacent urban municipality agree that the proposal:
a)
Is compatible with adjacent land uses;
b)
Will not place pressure on the urban municipality to develop, expand, or
upgrade services and infrastructure without an approved Concept Plan
and agreement for servicing and infrastructure costs between the urban
municipality and Corman Park; and
c)
Is compatible with the location and timing of urban development.
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Regional Infrastructure
Regional Infrastructure Locations
Regional Infrastructure uses must be located in areas identified as "Regional
Infrastructure" on Schedule B - District Land Use Map.
Regional Infrastructure Definition
Regional Infrastructure uses include waste management, utility, public works and other
infrastructure that has regional or inter-municipal implications given its land use conflict
potential, environmental implications, land base, permanency, intensity, scale,
population served, or servicing requirements.
Identifying Regional Infrastructure in Concept Plans
Locations for future Regional Infrastructure uses, including the potential for clustering
these uses, should be considered and, where appropriate, designated on Schedule B -
District Land Use Map during the Concept Plan process.
Coordination of Regional Infrastructure
Where possible, the P4G municipalities will consider interjurisdictional coordination of
their infrastructure and servicing.
Criteria for Regional Infrastructure
Regional Infrastructure uses must:
a)
Minimize the effect on adjacent land uses due to conflicts with noise,
vibration, smoke, dust, odour, or potential environmental contamination;
b)
Ensure suitable municipal and other services and infrastructure are
available to support the proposal, and any additional cost of maintenance
is addressed;
c)
Ensure the manner in which the use will be operated will be compatible
with planned land uses in the area;
d)
Prevent or mitigate any potential impacts to surface water, groundwater,
drainage patterns, slope stability, significant wildlife habitat, heritage
resources, and rare or endangered species;
e)
Address the environmental implications of the use such as the storage of
fuel tanks or chemicals and measures for the release of contaminants;
f)
Address the carrying capacity of the land and the surrounding area based
on site conditions, environmental considerations and potential impacts,
and other factors that may warrant consideration in siting;
g)
Provide plans for reclamation of the land; and
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h)
Where feasible, incorporate innovative features to promote environmental
and social benefits to the community.
Regional Institutional
Regional Institutional Locations
Regional Institutional uses must be located in areas identified as "Regional Institutional"
on Schedule B - District Land Use Map.
Regional Institutional Definition
Regional Institutional uses include community service, government, health care and
other institutional uses that have regional or inter-municipal implications given its land
base, permanency, intensity, scale, population served, or servicing requirements.
Identifying Regional Institutional in Concept Plans
Locations for future Regional Institutional uses, including the potential for clustering
these uses, should be considered and, where appropriate, designated on Schedule B -
District Land Use Map during the Concept Plan process.
Criteria for Regional Institutional
Regional Institutional uses must:
a)
Ensure the use is compatible with existing and planned land uses in the
area;
b)
Ensure suitable municipal and other services and infrastructure are
available to support the proposal, and any additional cost of maintenance
is addressed;
c)
Prevent or mitigate any potential impacts to surface water, groundwater,
drainage patterns, slope stability, significant wildlife habitat, heritage
resources, and rare or endangered species;
d)
Address the carrying capacity of the lands and the surrounding area
based on site conditions, environmental considerations and potential
impacts, and other factors that may warrant consideration in siting;
e)
Include significant natural or built amenities or other features that provide
for a high-quality environment; and
f)
Where feasible, incorporate innovative features to promote environmental
and social benefits to the community.
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21.0
Corman Park-Osler Agri-Food Node
21.1
Introduction
The Corman Park-Osler Agri-Food Node is envisioned as a joint policy area between
Corman Park and Osler. Portions of these lands are intended to transition into a future
town centre with complementary amenities. The initial vision is to support small scale,
basic food/artisan production, sales and living, which would evolve into more intensified
facilities. There is also a concentration of other producers and artisans in the rural areas
that could be part of the Node and would contribute to local and regional economies.
Increasing the amount of food produced, marketed, and consumed locally is an
important goal for Osler into the future.
Corman Park and Osler want to explore the coordination of land uses and servicing in
this area to promote diversification of land use activity while maintaining positive
intermunicipal relationships and shared environmental values, resource capabilities, and
community goals.
21.2
Objectives
a)
Support local food production and value-added agricultural activities to
provide opportunities for economic development;
b)
Provide for joint planning between Osler and Corman Park to encourage
development compatible with food and agricultural activities; and
c)
Coordinate extensions of urban infrastructure to support value-added food
and agriculture industries.
21.3
Policies
Intermunicipal Support for Value-Added Agriculture
The Agri-Food Node may be established by agreements between Corman Park and
Osler in the general area specified on Schedule B - District Land Use Map, where
urban servicing can support local food production and value-added agricultural
industries in a rural setting. The focus of the Node will initially be on supporting small-
scale artisanal production and sales with compatible residential uses that may intensify
over time.
Support for Food Systems
Corman Park and Osler will encourage value-added production and delivery activities in
the Corman Park-Osler Agri-Food Node that support local agricultural producers while
minimizing land use conflicts.
Joint Concept Plan
A Concept Plan may be developed for the Corman Park-Osler Agri-Food Node by Osler
and Corman Park. If developed, the Concept Plan will include:
53
a)
Shared economic development policies;
b)
Defined recreation/amenity areas;
c)
Intermunicipal servicing requirements;
d)
Special land use policies;
e)
Compatibility with urban development; and
f)
Shared development standards to support transitional, small-scale rural
residential and value added agricultural uses.
Future Urban Growth
The Corman Park-Osler Agri-Food Node should be planned to allow for interim
agricultural, commercial, and residential uses compatible with the surrounding rural-
urban areas. These uses should be coordinated to allow future redevelopment and
intensification of the area.
Distinctive Development Style
The District Zoning Bylaw may contain development standards that promote an
attractive visual and aesthetic style for the Corman Park-Osler Agri-Food Node,
including architectural detail, visual enhancement, consistent design themes, and
signage that supports place-making and distinctive branding for the area.
Promotion of Economic Development and Tourism
Corman Park and Osler will collaborate with each other and with other agencies to
promote awareness of the cultural, historical, and tourism resources located in the
Corman Park-Osler Agri-Food Node, and coordinate economic development planning to
support activities within the Node.
54
22.0
Recreation, Parks and Culture
22.1
Introduction
Recreation, parks and cultural opportunities are essential for a high quality of life in the
region. The region includes many valued recreational resources, including the South
Saskatchewan River Valley and important natural areas. Coordinating the development
of regional and local recreational and cultural opportunities can help to build a
connected system that provides a range of high-quality experiences for residents and
visitors while complementing communities and natural areas.
22.2
Objectives
a)
Accommodate passive and active recreational and cultural opportunities;
b)
Encourage the development of a connected open space system that links
parks, corridors, and facilities;
c)
Acknowledge the potential for recreational development in the South
Saskatchewan River Valley;
d)
Ensure recreational development is located and designed to conserve and
complement natural areas and contributes to a high quality built and
natural environment; and
e)
Provide recreational and cultural opportunities for the enjoyment, health,
and well-being of the residents of the region.
22.3
Policies
Trail Systems and Pedestrian Linkages
Municipal reserve dedication should consider areas that support regional open space
recreational opportunities, the development of integrated regional trail systems,
including connections to the Trans Canada Trail, and continuous pedestrian linkages.
Partnership Agreements for Recreation
Partnership agreements may be considered with municipalities and other groups
including First Nations, Métis communities, Indigenous organizations, Wanuskewin
Heritage Park, the Meewasin Valley Authority, and local community organizations to
jointly develop and support recreational amenities.
Recreation along South Saskatchewan River
Development of recreational open space along the South Saskatchewan River will be
undertaken in a manner that enhances and complements the natural and heritage
features of the river valley, coordinating with the Meewasin Valley Authority where
appropriate.
55
Compliance with Commercial Policies
Commercial recreational developments must also comply with the commercial
objectives and policies contained in this Plan.
Emergency Services
Recreational development must be located and designed in a manner which allows for
adequate provision of emergency services.
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PART 4 - SERVICING
23.0
General
23.1
Introduction
A coordinated approach to servicing and infrastructure can provide for more efficient
delivery of high-quality services in the P4G region. Long-term planning provides greater
certainty to support the expansion of regional infrastructure servicing, which can result
in economies of scale for these communities.
This Plan sets out policies regarding services and infrastructure including potable water,
wastewater, transportation, and stormwater and drainage systems. It is expected that
over the long term, the P4G municipalities will explore the coordination of additional
regional services and infrastructure.
23.2
Objectives
a)
Ensure infrastructure systems and servicing are consistent with Sector
Plans, Concept Plans, and other detailed planning;
b)
Guide growth and development to areas that support and facilitate efficient
infrastructure that is economical and environmentally sustainable;
c)
Plan and manage transportation and utilities systems in cooperation with
provincial government departments, First Nations, Métis communities,
neighbouring municipalities, and other stakeholders; and
d)
Encourage innovative, safe, and efficient strategies for providing regional
infrastructure and services that meet regulatory requirements, including
roadways, sanitary sewage treatment, storm water management, water
supply, and other systems.
23.3
Policies
Regional Servicing Plans
Regional servicing plans should be maintained to identify the level of services required
to accommodate land development as indicated on Schedule B - District Land Use
Map. Extensions of urban infrastructure into Future Urban Growth Areas should be
generally accommodated and phased according to these plans.
Coordination of Development and Infrastructure Planning
Subdivisions and developments must be designed and constructed to respect the
planned extensions of infrastructure as detailed in Concept Plans and regional servicing
plans.
57
Services Provided at Developer Expense
The proponent will be responsible for all costs associated with providing the
infrastructure and services required for a development. Servicing agreements may be
required to address these costs.
Municipal Infrastructure Coordination
Municipal infrastructure plans will be coordinated to align with the Regional Servicing
Strategy and regional servicing plans where possible.
58
24.0
Potable Water
24.1
Introduction
Available supplies of potable water are an important component in supporting regional
growth. The City of Saskatoon provides potable water supplies, and SaskWater and
other third-party providers manage delivery to other municipalities and rural customers.
Regional coordination is necessary to ensure that regional potable water treatment
capacity and the potable water distribution system are developed in an efficient way and
support overall development goals, and that sources of potable water are protected
from risks to water quality and availability.
24.2
Objectives
a)
Provide safe, clean drinking water for residents and businesses in the
region;
b)
Coordinate the orderly development of potable water infrastructure to
support regional and local land use policies;
c)
Minimize potable water infrastructure costs through coordination between
municipalities;
d)
Support water providers in securing emergency water supplies for the
region; and
e)
Promote the efficient use of potable water across the region.
24.3
Policies
Regional Potable Water Servicing Plan
The P4G municipalities will work toward developing a regional potable water servicing
plan. This plan should be supported by ongoing consultation with regional potable water
providers and distributors.
Coordination with Regional Providers
The P4G municipalities will engage with regional potable water providers to coordinate
future infrastructure planning and promote capital investments in potable water
infrastructure that align with the goals of this Plan.
Centralized Potable Water Lines for Country Residential Subdivisions
All Country Residential subdivisions shall be serviced by a centralized potable water line
administrated in a legal form acceptable to Corman Park.
Connections to Municipal Potable Water Lines
Connections to municipal potable water lines must be in accordance with all applicable
policies, bylaws, and agreements.
59
Innovation in Water Conservation
The P4G municipalities will support efforts to promote innovative water conservation
strategies to reduce per capita demands for water.
Development of Emergency Water Supplies
The P4G municipalities will support regional water providers in securing options for
emergency supplies in the case of contamination or severe shortages.
60
25.0
Wastewater
25.1
Introduction
Wastewater collection and treatment in the P4G municipalities are managed either by
centralized systems or on-site treatment options. Safe and effective wastewater
infrastructure development and service provision are essential not only to support
growth, but also to address potential impacts to human and environmental health.
25.2
Objectives
a)
Provide approaches to wastewater collection and treatment that protect
human health and the natural environment;
b)
Coordinate the planning of wastewater infrastructure to support efficient
patterns of development;
c)
Minimize wastewater infrastructure costs through coordination between
municipalities;
d)
Support the planning and development of a second wastewater treatment
plant; and
e)
Promote measures to reduce wastewater production rates per capita
across the region and extend the capacity of infrastructure.
25.3
Policies
Regional Wastewater Servicing Plan
The P4G municipalities will work toward developing a regional wastewater servicing
plan regarding wastewater systems. This plan should be supported by ongoing efforts to
define required infrastructure and facilities, potential alternatives, and costing
implications.
Connection of Drains Prohibited
The P4G municipalities will prohibit the connection of new storm and foundation drains
into the wastewater collection system, to reduce wet-weather flows and minimize
required capacity.
Reduce Groundwater Infiltration
The P4G municipalities should work to inspect sewer systems and conduct repairs to
mitigate infiltration and inflow, and reduce wet-weather flows.
Rural On-Site Wastewater Disposal
Development in the District shall meet or exceed the on-site sewage treatment
requirements established by the Saskatchewan Health Authority as contained in the
61
Review Process for Onsite Wastewater Disposal Systems for Developments and
Subdivisions.
Septic Utilities
As a condition of approval of a multi-parcel country residential, commercial, or industrial
subdivision, Council may in accordance with a septic utility bylaw adopted pursuant to
The Municipalities Act, require the developer to create and administer a private on-site
septic utility to monitor the ongoing operation and maintenance of an on-site wastewater
system.
Wastewater Flow Management
The P4G municipalities will support water conservation initiatives to reduce average and
peak wastewater flows, and extend wastewater system capacities.
Innovation in Septic Treatment Encouraged
The use of innovative and safe sewage treatment technologies for on-site and municipal
treatment that meet regulatory requirements should be encouraged.
62
26.0
Stormwater and Drainage
26.1
Introduction
Stormwater and drainage infrastructure in the P4G municipalities is typically managed
at the scale of a development or neighbourhood. However, regional actions can provide
common standards for development and coordinate projects of interest, including those
in partnership with other organizations.
26.2
Objectives
a)
Reduce the risks from surface ponding, flooding, and erosion to people
and property;
b)
Minimize the environmental impacts of stormwater quantity and quality on
groundwater, surface water, wetlands, and habitat, and encourage the use
of stormwater as a resource to improve environmental performance;
c)
Support the P4G municipalities in improving stormwater management to
minimize local flooding issues and enhance system performance; and
d) Promote innovative solutions to stormwater management that integrate
cost-effective natural and engineering solutions.
26.3
Policies
Integration of Green Network Study Area
Planning for and refinement of the Green Network Study Area will include consideration
of stormwater management and drainage.
Drainage Plans
Development must be designed and constructed to avoid or mitigate on and off-site
impacts from alteration to drainage.
Existing Watercourses and Wetlands
Existing water courses and wetlands must be retained in their natural state as much as
possible. Inflows should be managed to reduce peak flows and minimize pollutant and
sediment loading.
Pollution Source Control
The P4G municipalities will work toward reducing the pollutants entering surface waters
through the stormwater drainage system.
Emerging Stormwater Management Technologies
Developers and landowners will be encouraged to adopt new, innovative approaches,
such as low-impact development (LID) techniques to stormwater management, to
63
address water quality, quantity, and storage in a more efficient, cost-effective, and
sustainable way. As part of these efforts, the P4G municipalities will encourage the
sharing of information between municipalities about these technologies, including
performance data and life-cycle costing.
Alignment of Hydrologic Modeling
The P4G municipalities will use common hydrological models, assumptions, and
standards when developing assessments of local runoff and stormwater management
facilities.
Inventory of Culverts and Drainage Infrastructure
A comprehensive inventory of culverts and other drainage infrastructure should be
maintained to allow for accurate hydrological modeling.
Master Drainage Plans in Concept Plans
Concept Plans must incorporate a master drainage plan that reviews existing area
conditions and provides a preferred strategy for managing stormwater. These plans
must be developed with a sufficient level of detail to support stormwater management
plans at the site level, and should identify long-term needs for land dedications and
easements to support drainage infrastructure.
Stormwater Management Plans in Future Urban Growth Areas
Stormwater management plans will be required as part of Concept Plans or
Comprehensive Development Reviews, or at the site development stage, whichever
comes first, that detail stormwater control facilities and related improvements, and
demonstrate that water quality and quantity impacts from development have been
minimized.
"No Net Impact" Standard
On-site stormwater management controls for site development will be encouraged to
meet a "no net impact" standard, incorporating sufficient capacity to accommodate
surface water runoff for a 1:100-year storm event with no incremental increase in offsite
flows in excess of what would have been generated from the property prior to the new
development.
64
27.0
Transportation
27.1
Introduction
Coordination of transportation infrastructure in the region is an essential component to
accessibility and mobility. Although the Province manages the development and
maintenance of highways and related infrastructure, municipalities have an important
role to play with coordinating local transportation improvements, including potential
interjurisdictional projects. Additionally, other transportation systems, such as rail,
airports, and transit should be considered as the P4G municipalities grow and develop.
27.2
Objectives
a)
Support accessibility, connectivity, and mobility in the regional
transportation system;
b)
Integrate transportation planning with land use planning and development
policies to provide more effective responses to future development and
mobility needs;
c)
Support efforts by the P4G municipalities to improve local circulation and
build fiscally sustainable transportation infrastructure;
d)
Coordinate regional transportation planning with the Province to support
efficient, integrated solutions to mobility requirements; and
e)
Explore future opportunities to expand mobility options and improve
accessibility.
27.3
Policies
Roadways
Regional Transportation Plan
A Regional Transportation Plan should be developed to coordinate regional actions for
transportation systems. This plan should be supported by ongoing studies to define
transportation systems, potential alternatives, and costing implications.
Future Roadway Planning
Roadways will be established within the context of the Regional Transportation Plan,
Concept Plans, and Comprehensive Development Reviews, as appropriate.
Roadway Access
Development must meet all municipal and provincial regulations respecting access to
and from provincial highways and municipal roads.
65
Minimize New Roadway Construction
To make the most efficient use of existing roadway facilities, residential, commercial,
and industrial subdivisions and developments will be encouraged to locate adjacent to
existing roads that have been designed and constructed to accommodate them.
Access Requirements for Developments
Residential, commercial, industrial, recreational, and regional infrastructure and
institutional developments shall have year-round, legal, all weather physical access to a
municipally maintained roadway.
Safe Access and Egress
Developments must include safe access and egress from adjacent roadways without
disruption of the roadway function. The type and number of access points provided onto
municipal roadways may be limited through shared points of access along shared
driveways or service roads where applicable.
Access to Uses Provided at Developer Expense
Where subdivision or development requires year-round, all weather access, the
expansion or upgrade of the roadway to such a standard will be provided at the
developer's expense.
Road Maintenance Agreements
Where a development is expected to result in the accelerated deterioration of municipal
roadways, Corman Park may require the applicant, as a condition of approval, to enter
into a road maintenance agreement to recover the costs of maintaining all affected
roadways.
Road Widening
Subdivisions must include allocations as necessary for the expansion of roads to
standards as prescribed by Corman Park and, in the case of subdivision in Future
Urban Growth Areas, the adjacent municipality.
Airports
Saskatoon John G. Diefenbaker International Airport
Nothing in this Plan is intended to interfere with the continued safe operation of the
Saskatoon John G. Diefenbaker International Airport.
Land Use Near the Airport
Land use near the Saskatoon John G. Diefenbaker International Airport must be of such
type, height, and density as to be compatible with airport operations.
66
Assessment and Consultation Required for Development
Development applications for lands around the Saskatoon John G. Diefenbaker
International Airport will require detailed study and impact assessments that comply with
Federal standards, and consultation with the Saskatoon Airport Authority prior to
designation for other uses.
Airport Expansion Areas
Areas adjacent to the Saskatoon John G. Diefenbaker International Airport that are
identified as expansion lands will be preserved for expansion of airport facilities and
associated development that will benefit from proximity to the airport and be compatible
with airport operations. Planning will be coordinated with the Saskatoon Airport
Authority.
Richter Field Aerodrome
Development in proximity to the Richter Field Aerodrome, located to the west of
Martensville, must be of such type, height, and density as to be compatible with current
Aerodrome operations.
New Airports
No new airports, aerodromes, or airstrips may be located within 1.6 km (1 mile) of an
urban municipality.
Railways
Setbacks from Railways and Rail Facilities
Development in proximity to rail yards or rail lines must be located to be consistent with
the Guidelines for New Development in Proximity to Railway Operations prepared for
the Federation of Canadian Municipalities and the Railway Association of Canada.
Other Transportation Modes
Future Review of Regional Transit and Active Transportation
The P4G municipalities will regularly evaluate the need to incorporate coordinated
policies for regional transit and active transportation modes into this Plan.
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28.0
Infrastructure Corridors
28.1
Introduction
Infrastructure corridors can be a critical component for coordinating regional-scale
services. By co-locating multiple types of public and private utilities within the same
linear alignment, the costs of land acquisition and the potential conflicts with
surrounding land uses can be minimized. This effort requires coordination with multiple
stakeholders, including the Province and regional service providers, and involves long-
term planning at larger scales.
28.2
Objectives
a)
Plan for the use of rights-of-way by multiple linear infrastructure systems
to reduce costs of planning, land acquisition, and construction;
b)
Coordinate with the Province to utilize highways as major infrastructure
corridors where feasible; and
c)
Coordinate with regional service providers to identify and use corridors for
linear infrastructure.
28.3
Policies
Consideration of Regional Corridors in Planning
The P4G municipalities should support opportunities for regional corridors and support
the use of corridors for locating infrastructure where feasible.
Co-Location of Infrastructure in the Green Network Study Area
Linear infrastructure within the Green Network Study Area will be co-located with other
linear infrastructure where such locations are feasible and will reduce disturbance.
68
29.0
Servicing Agreements
29.1
Introduction
Servicing agreements provide municipalities with a clear understanding of how certain
infrastructure will be provided to support new development. There may be a need for
the intermunicipal or interjurisdictional provision of services, typically from an urban
municipality. Coordination of these agreements can allow for consistency and
predictability in the availability of urban services to support development.
29.2
Objectives
a)
Support servicing agreements between municipalities and other
jurisdictions to allow for efficient local coordination of infrastructure; and
b)
Support funding and development solutions that provide for required
intermunicipal or interjurisdictional infrastructure extensions and servicing.
29.3
Policies
Servicing Agreements Required
Corman Park may require an applicant for subdivision to enter into a servicing
agreement in accordance with the Act to provide services, infrastructure and facilities
that directly or indirectly serve the subdivision.
Intermunicipal Agreements
Intermunicipal servicing agreements and/or intermunicipal development agreements will
be required in situations where urban servicing is being provided to lands in the District.
These agreements will be administered between Corman Park and the providing
municipality in accordance with the requirements of the Act.
Intermunicipal Agreements for Interim Development in Future Urban
Growth Areas
Intermunicipal agreements addressing interim development in Urban Commercial/
Industrial areas will include consideration for future cost recovery for urban
infrastructure. The level of detail provided in the agreement will take into consideration:
a)
Current land uses and/or current allowable parcel sizes;
b)
Future land uses and/or future allowable parcel sizes;
c)
Expected timing of boundary alteration and urban development; and
d)
Relevant infrastructure and servicing planning.
69
Intermunicipal Agreements and Boundary Alterations
Intermunicipal agreements addressing interim development in Urban Commercial/
Industrial areas shall address the timing and conditions for future boundary alterations,
including general provisions for tax loss compensation.
70
30.0
Development Levies and Servicing Agreement Fees
30.1
Introduction
Development levies and servicing agreement fees generate funding for capital projects
to service new development. For the region, there is a need both to coordinate how
levies and fees are managed by municipalities to support future growth identified in this
Plan, and to provide options for a future regional levy/fee structure to fund regional
infrastructure projects.
30.2
Objectives
a)
Provide for consistent and predictable development levies and servicing
agreement fees across the region; and
b)
Support funding and development solutions that provide for required
intermunicipal infrastructure extensions and servicing.
30.3
Policies
Calculation of Fees and Levies
The P4G municipalities will work toward a standardized approach to calculating
development levies and servicing agreement fees, and sharing information on levy and
fee calculations.
Regional Fees and Levies
The P4G municipalities should work toward establishing regional development levies
and servicing agreement fees for the purpose of recovering all or a part of the capital
costs of providing, altering, expanding or upgrading regional services and facilities
associated with a proposed subdivision or development. This must be done in
accordance with the requirements of the Act.
71
PART 5 - IMPLEMENTATION
31.0
Implementation
31.1
Introduction
This section contains provisions guiding the implementation of this Plan and for future
review and updating of the Plan
31.2
Objectives
a)
Ensure that the Vision, Principles and Strategic Directions, and the intent
of the policies and objectives of the Plan are adhered to in the decision-
making process;
b)
Provide opportunities for stakeholders and rightsholders to be engaged in
regional decision-making; and
c)
Ensure that the Plan is updated and amended as necessary to adapt to
changes in regional needs and contexts.
31.3
Policies
Amendments to the Plan
Rationale
Amendments to this Plan may be considered to ensure the region remains flexible,
diversified and globally competitive, and evolves with a changing environment, based
on rationale including new information not considered during the development of the
Plan or a change in the planning context
Detailed Planning Required
No amendments to Schedule B - District Land Use Map shall be considered unless a
Concept Plan or other detailed planning for the area has been completed, unless
otherwise provided for in the P4G District Planning Agreement or the policies of this
Plan.
Consideration of Impacts
When considering an amendment to this Plan, the impact of the proposed change on
the rest of the Plan, the total amount of land in each land use designation on Schedule
B - District Land Use Map, and the future development of the District should be
examined.
72
District Zoning Bylaw
Implementation of District Plan Policies in the District Zoning Bylaw
The Act requires the adoption of a District Zoning Bylaw in conjunction with the Plan.
The District Zoning Bylaw will be used to achieve the objectives and implement the
policies of this Plan by prescribing the uses of land and the buildings or other
improvements that will be allowed in the District. In addition, the District Zoning Bylaw
regulates how these uses may be carried out and the standards that developments
must meet.
Objectives of the District Zoning Bylaw
The objectives of the District Zoning Bylaw are to ensure that:
a)
Land use conflicts are avoided or minimized;
b)
Future development will meet minimum standards to maintain the amenity
of the District;
c)
Development will be consistent with the physical characteristics of the land
and of reasonable engineering solutions;
d)
Development does not place undue demand for services; and
e)
Future land use and development are consistent with the goals and
objectives of this Plan.
Consistent with the District Plan
The District Zoning Bylaw must be consistent with the policies and the intent of this
Plan. In considering a District Zoning Bylaw or an amendment to the District Zoning
Bylaw, Corman Park Council shall refer to the sections contained in this Plan to ensure
that development objectives are addressed.
Amending or Relaxing Separation Distances
There shall be no text amendment to a separation distance, or relaxation of a
separation distance within or adjacent to a Future Urban Growth Area, in the District
Zoning Bylaw unless agreed to by the adjacent P4G municipalities or the P4G
municipalities impacted by the proposal.
Contract Zoning
Any request to rezone land under the District Zoning Bylaw to permit the carrying out of
a specified proposal may require that an agreement be entered into pursuant to the
provisions of the Act.
73
Holding Provision
Council may use the Holding Symbol "H" in conjunction with any other use designated
in the District Zoning Bylaw, to specify the use to which lands may be put at some time
in the future, but which are now considered premature or inappropriate for immediate
development.
Direct Control Districts
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 this Plan and
District Zoning Bylaw, designate an area as a Direct Control District.
Architectural Control Districts
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 District Zoning Bylaw, using the symbol "AC" in
conjunction with any zoning district.
Concept Plans
Purpose of a Concept Plan
A Concept Plan, as provided for in the Act, must be adopted by bylaw and appended to
this Plan, for the purpose of providing a framework for subsequent subdivision and
development of a portion of the District that exhibits common future development
opportunities and challenges.
31.3.12.1 Approved Concept Plans
The following Concept Plans are adopted by bylaw and are appended to this Plan.
The specifics of each Concept Plan should be referenced for implementation in
addition to the policies of this Plan.
a. North Concept Plan - see Schedule D
Preparation of a Concept Plan
A Concept Plan may be:
a)
Prepared by Corman Park or Corman Park in consultation with an
adjacent municipality in response to a need for more detailed planning for
a specific area of the District as described herein; or
b)
Required by Corman Park to be undertaken by a developer.
Components of a Concept Plan
In addition to any other requirements of this Plan, Concept Plans shall identify:
74
a)
Proposed land uses;
b)
Servicing strategies and proposed alignment and locations for
infrastructure and facilities;
c)
Transportation systems;
d)
Natural and heritage resources;
e)
Development densities; and
f)
Sequencing of development.
Cost-Benefit Considerations for a Concept Plan
Concept Plans shall consider the costs and benefits of subdivision and development on
present and future social, economic, and environmental considerations in the area and
District.
Comprehensive Development Review
Comprehensive Development Review Required
Unless a Concept Plan is required, a Comprehensive Development Review must be
completed by any person proposing to rezone or subdivide land in Corman Park prior to
consideration of the application for the following proposals:
a)
Industrial development;
b)
The establishment of more than one agriculturally-related commercial or
industrial activity on a quarter section within an agricultural zoning district
in a Future Urban Growth Area, unless otherwise agreed to by the
adjacent urban municipality;
c)
Country residential development;
d)
Recreational development;
e)
Commercial development;
f)
Regional infrastructure or regional institutional development; or
g)
Comprehensive re-subdivision of existing hamlets or multi-parcel country
residential subdivisions.
Standards for the Comprehensive Development Review
Comprehensive Development Reviews must be undertaken according to standards
provided in this Plan and the District Zoning Bylaw and shall address all matters of land
use integration, potential conflict mitigation and the provision of services to the
development.
75
Scope of Investigation
The geographic area and the extent of analysis considered within the review will be
determined by the complexity and the potential offsite effects of the development
application, but at a minimum shall encompass all adjacent properties including all
properties contained within existing adjacent multi-parcel subdivisions.
Consultation with Public Utilities
The applicant must 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.
Public Engagement
Provisions for Public Engagement
Special provisions for public engagement may be required that are appropriate to the
nature and scope of the planning matter being addressed, to ensure that the public is
engaged in a timely manner regarding planning and development processes.
Engagement for Significant Development
Proponents of significant development proposals that entail amendments to this Plan,
rezoning, or the subdivision or re-subdivision of multiple lots may be required to
undertake significant public engagement as part of the application process.
Additional Public Engagement
Where Corman Park or, where applicable, Corman Park in consultation with an adjacent
urban municipality determines that the public engagement undertaken for a Concept
Plan or Comprehensive Development Review was inadequate, additional engagement
by the proponent may be required.
Boundary Alterations
Incremental Boundary Alteration
The incremental alteration of urban municipal boundaries under The Cities Act and The
Municipalities Act is preferred.
Timing of Boundary Alteration
The timing of boundary alteration shall take into account the lead times necessary to
have lands planned, serviced, and available for development.
Criteria Supporting Boundary Alteration
In deciding whether a specific boundary alteration proposal will be supported, the
following shall be considered:
76
a)
Whether the proposed boundary alteration is within a Future Urban
Growth Area identified as accommodating a future regional population of
700,000 in Schedule C - Future Urban Growth Areas Map;
b)
The rationale for requesting the boundary alteration;
c)
Whether it is evident that the policies of this Plan have proven to be
unable to adequately safeguard the subject area from development that
would potentially conflict with future urban growth;
d)
Whether the installation of and investment in significant urban
infrastructure has been planned for the subject area;
e)
Whether public consultation has been completed with assessed owners of
land located adjacent to and within the subject area, to gain understanding
of the issues of the assessed owners regarding boundary alteration; and
f)
The proposed financial compensation.
Regional Cooperation
Continued Regional Cooperation
The P4G municipalities will continue to consult with other jurisdictions and organizations
in the region, including the Meewasin Valley Authority, Wanuskewin Heritage Park, the
Saskatoon Airport Authority, as well as senior government departments and agencies,
economic development organizations and First Nations and Métis communities to
coordinate planning, development and operating strategies, and to encourage
complementary growth.
Policy Alignment
Alignment Statements
To the extent that these policies affect lands, land use and servicing within the P4G
municipalities, the P4G municipalities shall ensure that their Official Community Plans
align with the provisions of this Plan as required pursuant to the Act.
Review of the Plan
Regular District Plan Review
This Plan shall be reviewed regularly to determine whether:
a)
The stated objectives are still relevant;
b)
The policies as set out are being effective in achieving those objectives;
and
c)
The policies remain consistent with the Act.
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SASKATOON NORTH
PARTNERSHIP FOR GROWTH
SCHEDULE A:
DISTRICT PLAN AREA
NOTE: The information contained on this map is for reference only and should
not be used for legal purposes. All proposed line work is subject to change. This
map may not be reproduced without the expressed written consent of the
Saskatoon
North
Partnership
for
Growth.
DRAWING NOT TO BE SCALED
10/18/2024
(11x17)
C:\Users\lsmith\Documents\ArcGIS\Projects\ArcGIS- Planning\P4G_Mapping\
LAST AMENDMENT APPROVED
April 22, 2024
Effective January 1, 2022 by ministerial order authorizing
establishment of the P4G Planning District
District Official Community Plan
RM of Corman Park No. 344 Bylaw 57/20
Town of Osler Bylaw 2020-08
City of Martensville Bylaw 12/2020
City of Saskatoon Bylaw 9720
City of Warman Bylaw 2020-09
OSLER
WARMAN
MARTENSVILLE
SASKATOON
RM OF
CORMAN
PARK
P4G District Boundary
Existing Urban Municipality
First Nations Land Holdings
First Nations Reserves
Water
Major Roadways
Saskatoon Freeway Alignment
Railway
305
11
12
16
41
5
16
11
219
7
14
Muskoday
First Nation
Yellow Quill
First Nation
Little Pine
First Nation
Saulteaux
First Nation
Peter Ballantyne
Cree Nation
Lac La Ronge
Indian Band
Cowessess
First Nation
English River
First Nation
Twp. 39
Rge. 4
Twp. 38
Twp. 37
Twp. 36
Rge. 4
Rge. 5
Rge. 6
Twp. 36
Twp. 37
Twp. 38
Twp. Rd. 360
Rge. Rd. 3050
Rge. Rd. 3060
Rge. Rd. 3060
Twp. Rd. 380
Twp. Rd. 390
Rge. Rd. 3050
South
Saskatchewan
River
7
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SASKATOON NORTH
PARTNERSHIP FOR GROWTH
SCHEDULE B:
DISTRICT LAND USE
NOTE: The information contained on this map is for reference only and should
not be used for legal purposes. All proposed line work is subject to change. This
map may not be reproduced without the expressed written consent of the
Saskatoon
North
Partnership
for
Growth.
DRAWING NOT TO BE SCALED
10/18/2024
(11x17)
C:\Users\lsmith\Documents\ArcGIS\Projects\ArcGIS- Planning\P4G_Mapping\
LAST AMENDMENT APPROVED
April 22, 2024
Effective January 1, 2022 by ministerial order authorizing
establishment of the P4G Planning District
District Official Community Plan
RM of Corman Park No. 344 Bylaw 57/20
Town of Osler Bylaw 2020-08
City of Martensville Bylaw 12/2020
City of Saskatoon Bylaw 9720
City of Warman Bylaw 2020-09
OSLER
WARMAN
MARTENSVILLE
SASKATOON
RM OF
CORMAN
PARK
FUTURE URBAN GROWTH AREAS
Growth to 700,000
P4G District Boundary
Existing Urban Municipality
First Nations Land Holdings
First Nations Reserves
Potential Expansions
(Airport, Wanuskewin, etc.)
Wanuskewin viewshed
Water
Major Roadways
Saskatoon Freeway Alignment
Railway
Potential Interchanges
Key Location
305
11
12
16
41
5
16
11
219
7
14
Future
Regional
Community
Services Node
Martensville
Lagoon
Existing
Biosolids
Facility
Loraas
Landfill
Warman
Lagoon
Wanuskewin
Heritage Park
Muskoday
First Nation
Yellow Quill
First Nation
Little Pine
First Nation
Saulteaux
First Nation
Peter Ballantyne
Cree Nation
Lac La Ronge
Indian Band
Cowessess
First Nation
English River
First Nation
Twp. 39
Rge. 4
Twp. 38
Twp. 37
Twp. 36
Rge. 4
Rge. 5
Rge. 6
Twp. 36
Twp. 37
Twp. 38
Twp. Rd. 360
Rge. Rd. 3050
Rge. Rd. 3060
Rge. Rd. 3060
Twp. Rd. 380
Twp. Rd. 390
Rge. Rd. 3050
South
Saskatchewan
River
LAND USE
Agriculture
Agricultural Research
Country Residential
Urban Residential Neighbourhood
Rural Commercial/Industrial
Urban Commercial/Industrial
Urban Mixed Use Node
Corman Park - Osler Agri-Food Node
Green Network Study Area
Regional Infrastructure
Regional Institutional Facilities
Recreation, Parks and Culture
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17
SASKATOON NORTH
PARTNERSHIP FOR GROWTH
SCHEDULE C:
FUTURE URBAN GROWTH AREAS
NOTE: The information contained on this map is for reference only and should
not be used for legal purposes. All proposed line work is subject to change. This
map may not be reproduced without the expressed written consent of the
Saskatoon
North
Partnership
for
Growth.
DRAWING NOT TO BE SCALED
10/18/2024
(11x17)
C:\Users\lsmith\Documents\ArcGIS\Projects\ArcGIS- Planning\P4G_Mapping\
LAST AMENDMENT APPROVED
April 22, 2024
Effective January 1, 2022 by ministerial order authorizing
establishment of the P4G Planning District
District Official Community Plan
RM of Corman Park No. 344 Bylaw 57/20
Town of Osler Bylaw 2020-08
City of Martensville Bylaw 12/2020
City of Saskatoon Bylaw 9720
City of Warman Bylaw 2020-09
OSLER
WARMAN
MARTENSVILLE
SASKATOON
RM OF
CORMAN
PARK
FUTURE URBAN GROWTH AREAS
Growth to 700,000
Growth to 1,000,000
P4G District Boundary
Existing Urban Municipality
First Nations Land Holdings
First Nations Reserves
Potential Expansions
(Airport, Wanuskewin, etc.)
Wanuskewin viewshed
Water
Major Roadways
Saskatoon Freeway Alignment
Railway
Potential Interchanges
Key Location
305
11
12
16
41
5
16
11
219
7
14
Future
Regional
Community
Services Node
Martensville
Lagoon
Existing
Biosolids
Facility
Loraas
Landfill
Warman
Lagoon
Wanuskewin
Heritage Park
Muskoday
First Nation
Yellow Quill
First Nation
Little Pine
First Nation
Saulteaux
First Nation
Peter Ballantyne
Cree Nation
Lac La Ronge
Indian Band
Cowessess
First Nation
English River
First Nation
Twp. 39
Rge. 4
Twp. 38
Twp. 37
Twp. 36
Rge. 4
Rge. 5
Rge. 6
Twp. 36
Twp. 37
Twp. 38
Twp. Rd. 360
Rge. Rd. 3050
Rge. Rd. 3060
Rge. Rd. 3060
Twp. Rd. 380
Twp. Rd. 390
Rge. Rd. 3050
South
Saskatchewan
River
Saskatoon North Partnership for Growth
P4G North Concept Plan
September 28, 2022
Prepared by:
City of Saskatoon:
Planning and Development
Saskatoon Water
Transportation
SCHEDULE D:
NORTH CONCEPT PLAN
Table of Contents
1.
Introduction............................................................................................................................ 1
1.1.
Purpose ............................................................................................................................................................. 3
1.2.
Legislative Authority .................................................................................................................................... 3
1.3.
Engagement Summary ............................................................................................................................... 3
1.4.
Plan Contents ................................................................................................................................................. 6
2.
Background ............................................................................................................................ 7
2.1.
Location ............................................................................................................................................................ 7
2.2.
Background Studies and Plans ................................................................................................................ 7
3.
Plan Area Context ................................................................................................................ 10
3.1.
Natural Features ......................................................................................................................................... 11
3.2.
Ownership .................................................................................................................................................... 11
3.3.
First Nations ................................................................................................................................................. 12
3.4.
Existing Land Uses ..................................................................................................................................... 13
3.5.
Existing Utilities .......................................................................................................................................... 16
3.6.
Existing Transportation System ............................................................................................................ 18
4.
Land Use Concept ................................................................................................................ 20
4.1.
Future Land Use Designations .............................................................................................................. 22
4.2.
Land Use Statistics ..................................................................................................................................... 24
4.3.
Planning Cells .............................................................................................................................................. 27
4.4.
Proposed Category Changes to P4G DOCP Maps ........................................................................ 34
4.5.
Split Land Use Designations .................................................................................................................. 39
4.6.
Recommendations .................................................................................................................................... 39
5.
Transportation ..................................................................................................................... 41
5.1.
Trip Generation ........................................................................................................................................... 41
5.2.
Arterial Network ......................................................................................................................................... 43
5.3.
Intersection Controls ................................................................................................................................ 43
5.4.
Interchange Locations .............................................................................................................................. 43
5.5.
Right-of-Way Requirements & Cross-Sections .............................................................................. 44
5.6.
Cost Estimate ............................................................................................................................................... 45
5.7.
Recommendations .................................................................................................................................... 45
6.
Servicing ............................................................................................................................... 47
6.1.
Potable Water System .............................................................................................................................. 48
6.2.
Sanitary Sewer System ............................................................................................................................. 51
6.3.
Storm Water System ................................................................................................................................. 54
6.4.
Plan Area Grading ...................................................................................................................................... 59
6.5.
Infrastructure & Utility Corridors ......................................................................................................... 61
6.6.
Phasing of Servicing ................................................................................................................................. 62
6.7.
Sequence of Development ..................................................................................................................... 62
6.8.
Cost Estimate for Urban Servicing ....................................................................................................... 63
7.
Framework for Transition to Future Urban Infrastructure .............................................. 64
7.1.
Planning for Transition to Urban Infrastructure ............................................................................. 64
7.2.
Servicing Agreements .............................................................................................................................. 64
8.
Implementation ................................................................................................................... 66
8.1.
Monitoring, Review, and Evaluation ................................................................................................... 66
8.2.
Amending the Concept Plan ................................................................................................................. 66
8.3.
Plan Interpretation .................................................................................................................................... 66
List of Tables:
TABLE 1 - Forecasted Land Use Statistics
TABLE 2 - Future Land Use Statistics
TABLE 3 - Required Minimum Widths for Arterial Cross Section
TABLE 4 - Future Arterial Network Cost Estimate
TABLE 5 - Servicing Cost Estimate
List of Figures:
FIGURE 1 - P4G District Approved Land Uses
FIGURE 2 - Division of Area into Planning Cells
FIGURE 3 - Planning Cell 1
FIGURE 4 - Planning Cell 2
FIGURE 5 - Planning Cell 3
FIGURE 6 - Planning Cell 4
FIGURE 7 - Location of Changes to P4G DOCP
FIGURE 8 - Change #1: Urban Residential to Urban Light Industrial
FIGURE 9 - Change #2: Rural area becomes Urban Heavy Industrial and urban area becomes
Rural Light Industrial
FIGURE 10 - Change #3: Rural Heavy Industrial to Regional Infrastructure
FIGURE 11 - Arterial Cross-Section
FIGURE 12 - Digital Elevation Map of Study Area using LiDAR
FIGURE 13 - Example storm water pond
List of Maps:
MAP 1 - Study Area
MAP 2 - Existing Features
MAP 3 - Existing Utilities
MAP 4 - Existing Transportation Network
MAP 5 - Future Land Use
MAP 6 - Future Urban Growth Areas
MAP 7 - Future Transportation Network
MAP 8 - Water Distribution
MAP 9 - Sanitary System
MAP 10 - Storm Water System
MAP 11 - Plan Area Grading
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1.
Introduction
The North Concept Plan (the Plan, NCP) is a long-term planning document that provides a land
use, transportation, and servicing plan to guide the development of 6,920 hectares of land situated
within the Rural Municipality of Corman Park No. 344 (Corman Park, the R.M.) along the northern
boundary of the city of Saskatoon (COS) and the southern boundaries of the cities of Martensville
and Warman. The Plan Area falls within what will become the Saskatoon North Partnership for
Growth (P4G) Planning District and therefore this Plan has been created in accordance with the
P4G Planning District Official Community Plan Bylaw1 (P4G DOCP).
The P4G Planning District is being formally created in 2021 from a voluntary regional collaborative
involving political and administrative representatives from the five partnering municipalities:
Corman Park; the Cities of Martensville, Saskatoon, and Warman, and the Town of Osler.
Over half of the Plan Area has been identified for future urban growth through the P4G DOCP
(see Map 6). Much of the area is characterized as having little topographic relief and lacking well-
defined surface drainage, meaning flooding is a persistent issue. The Plan Area is also traversed
by three major highways collectively handling approximately 45,000 vehicles per day2, with
Canadian National Railway (CN) operating a line running parallel and west of Highway 11. Given
the strategic location of the Plan Area, Corman Park is experiencing significant development
pressures in this area. It is anticipated that development pressures will endure and intensify in the
future, so the need for more detailed planning was identified to proactively guide development.
A common challenge throughout the Plan Area is how to facilitate current growth in a way that
does not jeopardize the cost-effective expansion of future urban growth, all while avoiding
flooding, erosion, and disturbances to natural areas. Therefore, one component of this Plan is to
identify natural drainage courses and flood-prone areas so that as development occurs in the
region, individual or regional storm water management plans are able to be used to maintain
accurate and consistent flood zones, minimize environmental impacts, and reduce the risks from
flooding and erosion.
1 RM of Corman Park Bylaw No. 57/20
City of Martensville Bylaw No. 12/2020
City of Saskatoon Bylaw No. 9720
City of Warman Bylaw No. 2020-09
2 Saskatchewan 2018 Traffic Volume Map, Average Annual Daily Traffic. Retrieved from:
https://publications.saskatchewan.ca/api/v1/products/86557/formats/100199/download
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MAP 1 - STUDY AREA
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1.1.
Purpose
The Plan has three main purposes:
a)
Assist in the implementation of P4G's vision as outlined in the P4G DOCP to provide a high
quality of life, a thriving and diverse economy, healthy and connected ecosystems, and
efficient infrastructure to support sustainable growth and development.
b)
Provide a framework for the preparation of subsequent subdivision and development
plans to ensure growth proceeds in a balanced and rational manner, including efficient
and cost-effective transition to urban development in designated Future Urban Growth
Areas, and captures future development opportunities that benefit the region.
c)
Identify the future land uses, servicing components, and major road networks required to
support proposed development, taking into consideration where public investment in
future infrastructure and services should be focused to maximize development potential.
1.2.
Legislative Authority
The Plan has been prepared per the requirements of Section 44 of The Planning and Development
Act, 2007 (the Act), which allows municipalities to adopt Concept Plans to provide a framework
for the subsequent development and subdivision of land in the Plan Area.
The P4G Planning District is enabled through Sections 97-99 of the Act, whereby the councils of
two or more municipalities may, by bylaw, enter into an agreement respecting the establishment
of a planning district.
The NCP will be a statutory planning document, approved as a Concept Plan per the requirements
of the Act. Since a Concept Plan is an amendment to the DOCP, it must be consistent with the
DOCP. Further, it must be adopted by bylaw after a Public Hearing by all affiliated municipalities.
1.3.
Engagement Summary
In preparing the NCP, a series of pre-plan engagement meetings and information sessions were
held between various municipal departments, agencies, ministries, First Nations, and stakeholders
to identify opportunities, constraints, and facilitate establishing the overall planning approach.
This included Councillors and representatives from each of the partner municipalities
(Martensville, Corman Park, Saskatoon, and Warman), utility providers and crown corporations,
and local businesses and landowners.
1:1 Meetings: During the last half of 2019, a series of meetings was held with rights holders
and stakeholders with interests in the Plan Area. They were informal one-on-one sessions, at
which the team introduced the project, asked what was envisioned for the future of their land,
P4G - North Concept Plan
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and answered any questions posed by the groups. Attendees included First Nations,
emergency services, relevant Crown Corporations, telecommunications service providers,
major and minor utilities, local business owners, and representatives from the Saskatoon
Airport Authority and Wanuskewin Heritage Park (WHP). Detailed interviews were carried out
with major landowners in the Plan Area to gain an understanding of the following:
o
Specific information relating to individual parcels that could impact the NCP.
o
Individual owner's development aspirations and timing.
o
Landowner concerns with other existing and proposed developments in the Plan
Area; and
o
Landowner desires for the NCP.
In addition to these meetings, discussions with rights holders, affected landowners, developers,
and stakeholders also took place throughout 2020 to ensure open dialogue continued throughout
the NCP planning process.
Online Project Page: Since the inception of the NCP, a project page has been maintained on
the P4G website - partnershipforgrowth.ca.
Presentation to Corman Park-Saskatoon District Planning Commission (October 2, 2019):
During the October DPC meeting, the Project Manager for the NCP made a presentation and
provided an overview of the project scope and timeline, and fielded questions from the
Commission.
Public Presentation @ Corman Park Annual General Meeting (October 9, 2019): During the
annual event, the Project Manager was present and accompanied by several presentation
boards outlining the scope and schedule of the NCP. There was also an opportunity for
ratepayers to sign-up to be included in the project stakeholder registry and be notified of
future engagement events.
Public Information Session (February 12, 2020): An event was held for rights holders,
stakeholders, and property owners within the Plan Area. Owners were invited to the meeting
through direct mailings, and approximately 90 people were in attendance. The Project Team
displayed presentation boards that outlined the general themes of the proposed Plan and the
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schedule for the project. An opportunity was given for the attendees to ask questions and give
feedback with regards to the NCP.
Virtual Public Open House (August 3 - 21, 2020): An online consultation process was held
between August 3rd and August 21st of 2020. An online engagement package was created
which explained the major components of the draft Plan, along with an online questionnaire
which allowed participants to provide feedback. An invitation to participate in the consultation
was mailed to 288 landowners within the study area, along with an email invitation sent to 77
individuals, groups, and organizations including rights holders, developers, utility companies,
crown corporations, professional associations, relevant provincial Ministries, and other parties
who have expressed interest throughout the project.
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1.4.
Plan Contents
This document contains seven sections:
Section 1 & 2 provide administrative information and orientation of the Plan.
Section 3 provides an overview of the existing features and conditions within and around the
Plan Area.
Section 4 provides an outline of the future land use concept.
Section 5 provides the future arterial transportation network.
Section 6 provides the conceptual design of the water, storm water, and wastewater systems,
as well as the conceptual area grading of designated Future Urban Growth Areas within the
Plan Area.
Section 7 provides a discussion and recommendations for Plan implementation and
monitoring.
The three core sections of the Plan (Land Use, Transportation, and Servicing) are accompanied by
a set of recommendations. These will provide direction and help guide environmental,
transportation, land use, and servicing considerations of future planning and development
initiatives undertaken by private developers, landowners, and municipalities.
The recommendations have also been included to provide more specific planning direction to
these parties when undertaking detailed planning work for their lands. These recommendations
form the foundation used to develop the final land use concept outlined in Section 4.
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2.
Background
The five P4G partner municipalities are encompassed within the Saskatoon Census Metropolitan
Area (CMA) which has experienced a surge in population and economic growth over the past
decade. The Saskatoon CMA was one of the fastest-growing parts of Canada between 2011 and
2016. Population growth in the cities of Warman and Martensville during this period was among
the highest in the country at 55% and 25% respectively. Between 2016 and 2021, the metropolitan
area of Saskatoon grew by 7.6% to a population of 317,4803. The projected population for the
Saskatoon CMA is 448,985 in the next 20 years, with net migration forecast to account for between
69% and 74% of this population increase4. Population and employment growth are likely to
continue to increase but at a more moderate pace.
The current and expected levels of in-migration continue to create significant economic
development opportunities for Saskatoon, Warman, Martensville, and Corman Park. However,
years of rapid growth have brought increasing development pressure in areas where infrastructure
and the level of services may be insufficient to respond to the needs of new development. This
can lead to delays for developers in obtaining approvals, or development being approved in areas
that lack adequate supportive infrastructure. This situation requires a coordinated approach to
land use planning in areas deemed to have high growth potential.
2.1.
Location
The Plan Area, identified in Map 1, is approximately 6,920 hectares (17,100 acres) in size, entirely
located in Corman Park, and includes land adjacent to Saskatoon's northern boundary extending
to the southern boundaries of the cities of Warman and Martensville, east to Range Road 3045,
and west to Highway 16 including the Biz-Hub Industrial Park. The Plan Area also incorporates
Highways No. 11, No. 12, No. 16, and a portion of the proposed Saskatoon Freeway.
2.2.
Background Studies and Plans
Several studies and plans pertain to the Plan Area and inform this Plan.
P4G District Official Community Plan (2020): The P4G DOCP provides the overarching vision,
principles, and strategic directions that guide land use planning throughout the P4G Planning
District. It also contains policies that guide development in a coordinated manner regarding
land use, servicing, and natural/heritage resource protection.
P4G Green Network Refinement Stage 1: Natural Areas Screening (2020): P4G commissioned
a natural area screening for a large area within its northern boundaries, which was recognized
3 Statistics Canada, 2021 Census of Population. Released February 9, 2022.
4 City of Saskatoon. City of Saskatoon and Saskatoon Census Metropolitan Area Population Projection 2015 to 2035.
P4G - North Concept Plan
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to contain significant natural and heritage resources. Knowledge of where natural areas and
heritage sites reside in the landscape will help avoid or minimize impacts, and so the need to
identify, protect and enhance these resources was recognized as development is anticipated
to intensify.
P4G Green Network Pilot Project: Report (2019): The Green Network Study Area (GNSA) has
been identified by P4G as a key feature in the region's drainage. To map the flooding levels a
2D hydraulic model was built for the study area with its extents based on watersheds
delineated from LiDAR data. The results from the model were mapped within the GNSA
boundaries for the 1:100-year flood levels. This delineation provided a general representation
of the drainage system within the P4G study area.
Saskatoon Airport Master Plan 2040 (2018): The Saskatoon Airport Master Plan 2040 (2018)
provides a long-term infrastructure plan and strategy for the development of the airport for
the next 22 years. Increases in passenger and aircraft traffic over this timeframe are expected
to continue, therefore the Master Plan serves as a long-term guidance document that
contemplates conceptual development that may or may not materialize into actual projects.
The Master Plan also assesses the capacity limitation of key pieces of infrastructure and
identifies a timeline for improvements such as runway surface rehabilitation, and expansion of
taxiways and the passenger terminal.
While the airport and its potential expansion areas are not located within the Plan Area, they
are adjacent to one another. This means the airport has a significant influence over the land
uses surrounding it. For example, the noise exposure forecast (NEF) areas which extend past
the airport boundaries are intended to restrict residential or other incompatible development
from locating where noise would be an issue. Also, airport approach and transitional surfaces
that extend from each runway will influence the form of development (i.e. building heights)
that occurs in those areas.
City of Martensville Future Growth Plan (2016): The City of Martensville's Future Growth Plan
(FGP) provides direction for managing growth over 25 years by reviewing the city's municipal
infrastructure needs and long-range growth directions. The FGP provides a preferred growth
option, particularly relevant to the NCP in areas where the study boundaries intersect.
City of Martensville South East Sector Plan (underway): The City of Martensville South East
Sector Plan will provide a land use and servicing plan that will help accommodate anticipated
future growth in Martensville.
Saskatoon NW Access Management Study (2009): The Saskatchewan Ministry of Highways
and Infrastructure (MHI), the City of Saskatoon (COS), and Corman Park commissioned a
Highway Access Management Plan north of Saskatoon. The study provides an assessment of
the existing and future roadway classification and land uses to establish an access
management plan compatible with the adjacent road network and distribution of land uses.
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The study provides a recommended access plan, with particular relevance to the NCP indicated
through a preferred arterial access route through the East Cory Industrial Park.
North Saskatoon Network Planning Study: The COS is undertaking a study that will help plan
the major roads around the city's northern boundaries. The study focuses on how intersections
will connect to the provincial highway system, taking into consideration the future Saskatoon
Freeway. The study will review whether road connections should be interchanges, or at-grade
intersections, and will result in a preferred scenario for the future transportation network in
this area.
Highway 11/12 Planning Study (2013): The Saskatchewan MHI, Corman Park, City of
Martensville, and the City of Warman jointly commissioned a study to assess the corridors
along Highway 11 and 12 between the future interchange locations at the Saskatoon Freeway
and north to Highway 305.
City of Saskatoon Official Community Plan (2020): The COS Official Community Plan (OCP)
provides a comprehensive policy framework to guide growth and development. It acts as the
primary strategic land use planning document, providing high-level land use, development,
economic development, social and servicing policy direction.
City of Saskatoon Riel Sector Plan (2015): The COS approved the Riel Industrial Sector Plan in
2015 to initiate a new growth sector to expand the city's north employment area. The Riel
Sector Plan stretches across the entire boundary between the COS and the NCP (with the
future Saskatoon Freeway acting as the primary physical buffer). Due to the anticipated scale
of employment and development that is expected for these areas, the interface between them
is of significant regional interest, especially regarding transportation connections between the
two areas and how to cost-effectively extend servicing.
The majority of the Riel Sector Plan Area is planned to accommodate fully-serviced light and
heavy industrial land uses with an incorporated wetland complex (the Hudson Bay Swale).
Initial servicing is scheduled to be provided by extending utilities from the Marquis Industrial
Area into the Riel Industrial Sector, as development commences from south to
north/northwest.
City of Saskatoon Employment Area Study (2016): As one component of the COS Growth Plan
to Half a Million, the Employment Area Study provides recommended policy directions to
guide growth in new and existing employment areas to a population of 500,000.
City of Saskatoon Transportation Master Plan (2021): This Plan unites all existing COS
transportation policies and plans and aligns them with the direction included in the OCP,
Growth Plan, and Strategic Plan.
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3.
Plan Area Context
The NCP encompasses approximately 6,920 ha entirely within Corman Park, adjacent to the
municipal boundaries of the Cities of Saskatoon, Martensville, and Warman. The Plan Area is also
traversed by three major highways (#11, #12, & #16), rail (CN), four established industrial parks,
and several major commercial and industrial developments. Major neighbouring land uses include
the Saskatoon John G. Diefenbaker International Airport and WHP, which is currently on the
tentative list to become a UNESCO World Heritage Site5.
In total, the P4G Planning District is being planned to accommodate 1,000,000 people. The
corridor between the cities of Saskatoon, Martensville, and Warman is an area with very high
growth potential and is expected to accommodate a large portion of the employment and
population growth needed to reach the regional target6. Of the total 6,920 ha within the Plan
Area, 3,854 ha is intended to accommodate future urban growth. According to the land
requirement assumptions used by P4G to attain future population and employment targets,
approximately 76,044 people and 101,914 jobs would need to be accommodated within the NCP
area. These figures are detailed in Table 1 below.
Table 1. Forecasted Land Use Statistics
Land Use
Total Area
(Hectares)
Total
Population
Total
Jobs
People / Hectare
(assumption)
Jobs / Hectare
(assumption)
Urban Commercial / Industrial
2,163
0
82,194
0
38
Rural Commercial / Industrial
865
0
11,245
0
13
Country Residential
61
129
0
2.11
0
Urban Residential Neighbourhood
1,687
75,915
8,435
45
5
Agriculture
545
0
11
0
.02
Conservation/Drainage (GNSA)
1,314
0
26
0
.02
Regional Infrastructure
97
0
2
0
.02
Recreation, Parks & Culture
55
0
1
0
.02
TOTAL
6,787
76,044
101,914
Table notes:
Calculation of total area does not include existing highways and interchanges.
Most of the urban growth areas (Map 6) are not expected to be serviced and become urban (i.e.,
annexed by an adjacent urban municipality) in the short or medium term. It is intended that these
areas would continue to accommodate rural development, either of a temporary nature or in a
5 United Nations Educational, Scientific and Cultural Organization (UNESCO), World Heritage Convention.
https://whc.unesco.org/en/tentativelists/6342/
6 A 1,000,000 regional population target minus the estimated total populations accommodated within existing urban
municipalities, which at the time of this report is approximately 542,025.
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manner that could be made compatible with future urban development patterns. The common
challenge when trying to accommodate rural development has been poor surface drainage due
to the area having little topographic relief. This leads to inconsistency in storm water management
plans on an area-wide basis, making it a challenge to minimize or mitigate the effects of flooding.
Adherence to this Plan is intended to improve the consistency of storm water management plans
and the overall drainage within and extending from the Plan Area (i.e. Opimihaw Creek through
WHP).
Map 2 shows the general land uses present within the Plan Area at the time of drafting this Plan.
3.1.
Natural Features
Opimihaw Creek continues through the Plan Area to WHP, where it flows to the South
Saskatchewan River. The creek itself typically resembles a series of wetlands (permanent and
temporary), while some areas have been diverted into drainage ditches. Opimihaw Creek is critical
for the conveyance of floodwaters to the river, and the sensitive ecological and heritage features
along its banks and riparian areas. The creek, which also has critical cultural/historical significance
for Indigenous people, is also connected to the Hudson Bay Swale, an important wetland complex
and an environmentally significant area that lies along the southern tip of the Plan Area. In
particular, the Opimihaw Creek valley where the creek meets the river contains a significant
collection of archaeological sites dating back to pre-contact First Nations peoples.
In 2020, the COS's Sustainability Division was retained by P4G to complete a desktop natural area
screening (NAS) for over 40,000 hectares in its northern boundaries, which captured the entire
Plan Area. The purpose of the project was to identify potentially significant and/or sensitive
ecological features, wetlands, water bodies, soil capability, species at risk (wildlife and plants), and
important heritage resources, and to recommend potential management actions conserve or
protect these features.
The research was conducted through literature reviews, aerial photo interpretation, and various
geospatial databases to develop a series of maps that classified the area by ecological parameters
such as soil capability, heritage sensitivity, class of wetland (vegetation zones), and presence of
both wildlife and vascular plant species of concern.
3.2.
Ownership
As shown on Map 2, there are approximately 103 residences within the Plan Area. Out of the total
6,920 hectares within the Plan Area, 58 hectares is provincial Crown land. The remaining balance
of land is made up of private interests and businesses.
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3.3.
First Nations
In recognition of the P4G municipalities' commitment, 'to support reconciliation and healing
efforts to build strong relationships with Indigenous people, and the inclusion of First Nations and
Métis communities and Indigenous organizations in planning' (Section 5- P4G Official Community
Plan), work was done to encourage dialogue and participation in the NCP with the First Nations
with land interests in and near the Plan Area and with WHP Administration.
As shown on Map 2, there are five First Nations with land holdings in the Plan Area: Lac La Ronge
Indian Band, Moosomin First Nation, Muskoday First Nation, Saulteaux First Nation, and Little Pine
First Nation. Little Pine First Nation, whose land is in the southeast corner of the Plan Area along
Penner Road, has acquired reserve status.
First Nations with lands in the Plan Area were engaged throughout the development of the NCP
to identify existing or future development plans for their land. This information was then used to
inform the NCP Future Land Use (Map 5). The P4G partner municipalities are committed to
ongoing dialogue with First Nations to enhance relationships and facilitate compatible
development.
Various types of communication were utilized and included in person meetings, phone discussions
and email correspondence at the beginning of the project during the spring of 2019. Invitations
were also provided to participate in engagement activities such as the virtual 'open house' event
held in August 2020. It is acknowledged that factors including the serious impacts of the
pandemic on many First Nation communities made engagement challenging.
The P4G municipalities will continue to have meaningful dialogue and seek input to ensure First
Nation and WHP interests are appropriately reflected in the NCP and future plans.
Wanuskewin Heritage Park: WHP, a National Historic Site of Canada, includes significant natural
and archaeological resources representing nearly 6000 years of history of the Northern Plains
people and is an important cultural center. In 2016 it was announced that WHP would be pursuing
UNESCO World Heritage designation, which would make it the first World Heritage Site in
Saskatchewan. Opimihaw Creek - a tributary of the South Saskatchewan River - runs through
WHP, of which the banks and surrounding areas are known to contain significant archeological
resources.
While WHP lies outside the Plan Area, it is immediately adjacent to its southern boundary. The
natural, cultural and historic resources found at the site are identified in the P4G DOCP as being
inherently valuable to the region and shall be protected. The P4G DOCP identifies a viewshed
around WHP as part of the GNSA; the viewshed comprises important natural views from key WHP
features. A similar buffer is applied inside Saskatoon. Through the development of the P4G DOCP,
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the P4G municipalities committed to work with WHP to ensure plans and policies are
complementary, and that development in the viewshed protects important natural views.
3.4.
Existing Land Uses
The majority of the Plan Area is undeveloped agricultural land that is currently being cultivated,
while industrial activities comprise the second-largest use in terms of land area. A small number
of tree stands, wetlands, and drainage courses are distributed across the land, which also includes
approximately 103 farmstead dwellings.
The Plan Area also contains four existing industrial parks (Yellowhead Industrial, BizHub Industrial,
East Cory Industrial, and Corman Industrial). In addition to these larger more comprehensive
developments, several individual commercial, industrial and agricultural support service
businesses have located in clusters along major transportation corridors, the majority of these
situated adjacent to Highway 12.
The NCP also contains (or is adjacent to) some notable land uses that will have an impact on
current and future growth in the area. The most significant influencers surrounding the Plan Area
are the cities of Martensville, Saskatoon, and Warman, each of which share a border with the NCP.
Rapid population and employment growth in each will continue to influence development within
the Plan Area and put pressure on existing infrastructure in the area.
An overview of these key land uses follows:
Saskatoon John G. Diefenbaker International Airport: The Saskatoon John G. Diefenbaker
International Airport (Saskatoon Airport), operated by the Saskatoon Airport Authority, is an
international airport located at the southwest boundary of the Plan Area and along the northwest
boundary of Saskatoon. In 2017 the airport saw a total of 1.46 million passengers.
The Saskatoon Airport includes an area of influence stretching beyond its legal boundaries, where
things like building heights and storm ponds are restricted on regulated land through Airport
Zoning Regulations (AZR). The purpose of these regulations is to protect aircraft from hazards like
birds or electronic signal interference and protect existing and future airport operations7. At the
time of drafting this Plan, the Saskatoon Airport is undergoing an update to their AZR's which,
upon approval from Transport Canada, will create a new set of regulations that would apply to
certain off-airport land.
7 Lands within the airport boundary are under the control of the airport operator and do not require AZR. Since
Transport Canada certification requirements normally extend beyond airport boundaries, AZR apply to surrounding
off-airport land. (https://tc.canada.ca/en/aviation/operating-airports-aerodromes/airport-zoning-regulations)
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The long-term nature of the NCP calls for these future AZR's to be considered and included.
Therefore, the buffers and approach surfaces shown on Map 2 - Existing Features depict the
regulations in place during the drafting of this Plan; the buffers and approach surfaces shown on
Map 5 - Future Land Use Concept depict the proposed future AZR's.
A four-kilometre buffer around the airport encompasses a portion of the Plan Area. This buffer
applies to all open water facilities which require review prior to development due to their potential
to cause concentrations of migratory birds which may introduce hazards to aircraft. A larger 8-
kilometre buffer also exists for waste/garbage facilities which can also serve to attract
concentrations of migratory birds. In addition to these areas, a portion of one of the runway
Approach Surfaces extends into the Plan Area which may impose limitations such as the height of
structures.
City of Saskatoon Biosolids Handling Facility: The COS operates a Biosolids Handling Facility in
the eastern portion of the Plan Area (NW ¼ Sec.7 Twp.38 Rge.4 W3M). After treatment at
Saskatoon's Wastewater Treatment Plant (WWTP), any remaining solids are sent via force main to
this facility to be handled and applied to neighbouring agricultural land as fertilizer using a wet
injection program. The facility itself is projected to be viable for another 30 years before expansion
or an alternative would be needed.
Martensville Wastewater Lagoon: The City of Martensville operates its primary wastewater
treatment system with an aerated lagoon located just outside the northern boundaries of the Plan
Area, north of the Loraas Landfill. Future lagoon expansions are not anticipated once a planned
pipeline to Saskatoon has been installed. The lagoon may also be partially decommissioned in
the future, depending on future holding capacity required.
Loraas Disposal Landfill and Composting Facility: Loraas Disposal Services Ltd. (Loraas) located on
Twp. Road 382 adjacent to the southern boundary of Martensville provides solid waste collection
and disposal services for Martensville, Warman, and Osler, and many other municipalities in the
region. Loraas also provides solid waste collection and disposal services to commercial and
industrial businesses in Saskatoon. Residents of Corman Park utilize the landfill to dispose of their
solid waste directly. The currently estimated lifespan of the landfill is 37 years, at which time the
landfill would need to be decommissioned and reclaimed. Changes in technology, market cycles,
and other factors play a large role in determining the lifespan of a facility. As such, these figures
are subject to change.
Until such time that the landfill is decommissioned, the area immediately adjacent to it is not
recommended for urban-style mixed-use or residential development given the potential for land
use incompatibilities.
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MAP 2 - EXISTING FEATURES
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3.5.
Existing Utilities
The Plan Area is serviced with major utilities (Map 3) by their respective service providers. The area
is crisscrossed by utility corridors and easements, the locations of which may impact development
on a site-by-site basis. Some of the key facilities include the following:
Shaw, Access Communications, and SaskTel telecommunications and fiber-optic cable (buried
and aerial).
SaskPower overhead transmission lines, and underground/overhead distribution lines.
SaskPower Martensville Switching Station and Substation
Natural gas lines (SaskEnergy/Trans Gas).
Power, gas, and telephone services are readily available within the Plan Area and will be extended
contiguous with the advancement of development.
Natural Gas: SaskEnergy operates a system of gas distribution lines throughout the Plan Area
providing service to homes, businesses, and institutions. There also exists natural gas transmission
lines running east to west through the Plan Area. As development in the area progresses over
time, distribution lines can readily be relocated or abandoned as needed, whereas the higher-
pressure transmission lines are generally more permanent components of the system and would
be costly to move.
Electrical Utility: Electrical service is available through a mixture of overhead and underground
distribution lines dispersed throughout the Plan Area. There are existing overhead 230 kV
transmission lines with a 30 m right-of-way (ROW) beginning at the SaskPower substation south
of Martensville running northeast to Aberdeen, and south to Saskatoon as shown on Map 3.
Relocation of this substation is not anticipated as SaskPower has expressed interest in future
upgrades, including a potential new 138kV transmission line from the Martensville station to a
new station near Dalmeny8.
Communications: Traditional telephone and cable servicing within the NCP area will be facilitated
by extensions to the existing system (Shaw, SaskTel, and Access Communications) and will largely
take place by trench installation. Other communication facilities, such as telecommunication
towers will typically be planned for in later stages of development as increased coverage becomes
required. This would be done in conjunction with telecommunication service providers, at which
time things like size, design and height are established based on the need in the area.
8 At the time of drafting the NCP, these plans remained conceptual in nature, so no detailed line routing or
environmental assessments had been conducted.
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MAP 3 - EXISTING UTILITIES
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3.6.
Existing Transportation System
The Plan Area is served by major transportation infrastructure including Provincial and National
highways and railway (Map 4). The Plan Area also contains an established rural road network that
typically follows the existing section and quarter section boundaries. The rural road network has
been upgraded in certain areas in response to industrial, commercial, and intensive agricultural
developments.
Provincial Highway Network: The Plan Area contains three major provincial highways, Highways
11, 12, and 16. Three proposed interchanges along the Saskatoon Freeway are currently being
planned within the Plan Area. Highway 16 is the Yellowhead Highway and provides access to
northern Canada. It is part of the National Highway System (NHS) and carries a high level of
commuter traffic. Highway 11 is also part of the NHS, providing access to northern Saskatchewan
communities and carrying a high level of commuter traffic. Highway 12 is a collector highway
servicing mainly regional, local, and commuter traffic. The future Saskatoon Freeway will provide
an NHS corridor around Saskatoon and is expected to serve a large volume of commuter and
long-haul commercial vehicle traffic.
Provincial Highways 16, 11, and 12 run north to south through the Plan Area. The MHI retains a
degree of influence over lands within 90 m of the ROW. MHI also restricts access and egress to
the Highways from adjacent lands, controls arterial roadway access points near highway
interchanges, and controls directional and commercial signage adjacent to highways.
Planned Saskatoon Freeway: The future Saskatoon Freeway is expected to be a 4-lane, 55-
kilometre stretch of divided highway that will circle and bypass Saskatoon and provide
connections to 8 provincial highways. At the time of drafting this Plan, the Government of
Saskatchewan, through the MHI, has engaged in a Functional Planning Study for the segment of
the Saskatoon Freeway that is located in the Plan Area. The functional study, which builds on the
work of the Saskatoon Freeway General Location Study completed in 2018, will determine where
the centerline of the road will be and define the type of interchanges, service roads, and access
on/off of the freeway. Once complete, the Functional Planning Study will identify the ROW
requirements for construction and removal of some land restrictions that were temporarily put in
place for land along the freeway corridor following the general location study.
Canadian National Railway (CN): CN operates one rail line which bisects the Plan Area, running
north-south from Saskatoon to Warman adjacent to Highway 11. Given the anticipated allocation
of commercial and industrial land uses within the Highway 11 corridor, implementation of rail-
serviced industrial may be accommodated in this area. As part of the subdivision process affecting
lands within the Highway 11 corridor, developers must consult with CN to determine specific
requirements for potential rail access.
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MAP 4 - EXISTING TRANSPORTATION NETWORK
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4.
Land Use Concept
The Land Use Concept shown in Map 5 is based upon an analysis of the Plan Area's opportunities
and constraints and represents P4G's vision for this portion of the region. The P4G DOCP
(Schedule B: District Land Use Map) guides the physical organization of land uses in the Plan Area
by identifying the general land use areas and the approximate boundaries of the land use areas
(see Figure 1). The P4G DOCP also contains the policies that guide development in each area. The
NCP future land use concept will form part of the P4G DOCP and provide a refinement of those
established land uses - and in some areas a reorganization of them - based on further planning,
engineering, and consultation undertaken during the creation of this Plan.
Major components of the Land Use Concept include:
A range of urban, rural, and regional land uses as shown in Table 2.
A land use pattern and arterial road network that separates incompatible uses utilizing buffers,
the location of roadways, and natural features.
The proposed alignment of Phase 1 of the future Saskatoon Freeway and interchange
configurations for Highway 16, 12, and 11-Wanuskewin Road-Penner Road.
Integration of the GNSA, including the channel, banks, and surrounding riparian areas of
Opimihaw Creek, with the future land uses, servicing and transportation systems.
Organization of the Plan Area into distinct planning cells.
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FIGURE 1 - P4G District Approved Land Uses
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4.1.
Future Land Use Designations
The Future Land Use Concept (Map 5) provides for a future land use pattern comprised of the
following land use designations:
Rural Commercial
This accommodates a range of local and service commercial uses compatibly situated within the
industrial areas and with rural servicing. Commercial uses here serve the local population and are
generally located at the intersection of two existing or future major roads to create a node of
activity.
Rural Light Industrial
This accommodates a wide variety of general industrial and agriculture-related industrial uses,
both as standalone developments and within the context of a rural industrial park. Development
in this area is intended to support the agriculture industry through value-added activities, with
the exception of intensive livestock operations. Developments in this area would maintain rural
servicing and a typical rural roadways cross-section and would be compatible with and provide a
transition from any adjacent heavy industrial uses.
Rural Heavy Industrial
This accommodates lightly serviced industrial developments that may influence the safety, use,
amenity, or enjoyment of adjacent or nearby sites due to appearance, noise, odour, emissions, fire
or explosive hazards, or dangerous goods. Locations that have been designated Rural Heavy
Industrial on the Future Land Use Concept (Map 5) have been clustered to concentrate these
activities in one area. Developments under this designation may differ in operation and
appearance from those in the Urban Heavy Industrial category in that servicing will be offered at
a rural standard, typically through on-site storm water and septic systems.
Urban Mixed-Use Nodes
These are intended to accommodate higher density development within urban residential
neighbourhoods and are comprised of a mix of uses including residential, commercial,
institutional, and recreational uses typically found in suburban centres. Currently, the nodes (three
within the Plan Area) are situated at the intersection of major arterial roads. It is anticipated that
the size and boundaries of these areas would be refined at a later stage of planning such as when
a Neighbourhood Concept Plan is being drafted.
Urban Commercial
This accommodates a broad range of commercial activities including office and retail, institutional,
and recreation uses. In the future, these areas will contain full urban servicing. It should be
recognized that there is a trend towards a component of residential development in urban
commercial areas because of the proximity to services and amenities. Subject to further analysis
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or concept plans, these areas have the potential to include multi-unit residential and/or mixed-
use development.
Urban Light Industrial
This accommodates industrial uses with full urban servicing that have minimal to no impacts on
adjacent landowners in terms of operational nuisance. Light industrial developments and activities
are primarily carried out within an enclosed building and no significant nuisance is apparent to
adjacent developments. Appropriate uses may include manufacturing, processing, warehousing,
storage, and distribution of goods or materials that do not create conditions that have a significant
adverse impact or create a nuisance beyond the boundaries of the site by way of noise, odours,
airborne emissions, lighting, or vibration.
Urban Heavy Industrial
This accommodates full-serviced industrial developments that may affect the safety, use, amenity,
or enjoyment of adjacent or nearby sites due to appearance, noise, odour, emissions, fire or
explosive hazards, or dangerous goods. Locations that have been designated Urban Heavy
Industrial are buffered from incompatible land uses and are well-connected to major
transportation corridors.
Green Network Study Area
The GNSA includes connected areas of wetlands, swales, natural areas, the South Saskatchewan
River corridor, the WHP viewshed, and other areas providing storm water storage and conveyance,
groundwater recharge, wildlife habitat, and, where appropriate, multifunctional green spaces that
deliver environmental, cultural, and recreational benefits. The area accommodates compatible
agricultural, outdoor recreation, and sensitively integrated storm water management
infrastructure.
Urban Residential
This accommodates future urban residential and supporting commercial and institutional uses, all
with urban servicing. Locations with this designation are intended to develop into complete urban
neighbourhoods which will be critical for accommodating the expected increase in regional
population in the coming decades.
Country Residential
This accommodates multi-parcel Country Residential subdivisions at rural densities, typically
containing rural servicing through on-site systems.
Agricultural
This accommodates agriculture and pasture uses including complimentary or compatible uses, as
well as agricultural residential uses.
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Recreation, Parks & Culture
This includes areas of valued recreational, open space, and cultural resources that contribute to
the high quality of life in the region.
Regional Infrastructure
The Plan Area is strategically located between cities of Saskatoon, Martensville and Warman, and
is destined to become one of the more densely developed areas of Corman Park as the region
grows. To support future levels of development, future regional infrastructure uses such as water
and wastewater facilities, solid waste management sites, fire services, utility infrastructure
corridors, etc. will need to be located in the Plan Area.
4.2.
Land Use Statistics
The land requirement assumptions within this Plan regarding population and employment remain
consistent with the P4G District OCP and the COS's Growth Plan to Half a Million. In addition to
Table 2, the following assumptions were used in the creation of the NCP to estimate growth
potential and determine the ratio of employment land (industrial, commercial, mixed-use) to
residential land:
Population to employment ratio: .55 jobs/person
Average household size: 2.88 people/dwelling unit
Urban Residential neighbourhood density: min. 17.3 units per gross developable hectare (50
people/ha) or 50 residents and jobs combined per gross developable hectare9
Mixed-Use Nodes density: 75 residents and jobs combined per gross developable hectare
Country Residential density: 2.11 people/ha10
Rural Industrial & Commercial density: 13 jobs/ha11
Urban Industrial & Commercial density: 38 jobs/ha12
9 Based on P4G DOCP, Sec. 15.3.18.
10 Based on RM of Corman Park Zoning Bylaw provision of 2.5 acre lots.
11 Based on precedents of similar scaled developments, and representative of lower density rural development with
on-site servicing.
12 Based on the City of Saskatoon's ratio of employment space stated in the 2011 City of Saskatoon Commercial and
Industrial Development Study and intended to reflect a general mix of employment-focused land uses.
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The following Land Use Statistics are based on the Land Use Concept (Map 5):
Table 2. Future Land Use Statistics
Land Use
Gross Area
(ha)
Net
Developable
Area (ha)
Total
Population
Total
Jobs
People /
Hectare
(assumption)
Jobs / Hectare
(assumption)
Rural Light Industrial
604
585
0
7,605
0
13
Rural Heavy Industrial
96
96
0
1,248
0
13
Rural Commercial
116
116
0
1,508
0
13
Urban Light Industrial
1,187
1,106
0
42,028
0
38
Urban Heavy
Industrial
433
433
0
16,454
0
38
Urban Commercial
389
372
0
14,136
0
38
Urban Mixed-Use
Node
51
51
2,805
1,020
55
20
Urban Residential13
1,644
1,610
72,450
8,050
45
5
Country Residential
62
62
131
0
2.11
0
Regional
Infrastructure14
130
130
0
3
0
0.02
GNSA
1,314
1,314
0
26
0
0.02
Recreation, Parks &
Culture
54
51
0
1
0
0.02
Agriculture
549
545
0
11
0
0.02
TOTAL
6,629
6,471
75,386
92,090
Table notes:
All areas are approximate and should be considered as "more or less".
The total may not sum to 100% due to rounding of figures.
A Mixed-Use Node covers approximately 23 ha. Population estimates for these areas do not include
the underlying land use (i.e., the Urban Residential areas under each node were not included in the
calculation)
Calculation of net (developable) area does not include lands that are expected to be covered by the
Saskatoon Freeway alignment but does include lands where existing highways are anticipated to change
configuration as the Saskatoon Freeway is constructed (i.e., the future Penner Road/HW 11 interchange).
Net figures were used as a basis to calculate the future jobs and population estimates.
Calculation of gross area includes all land use areas as depicted on Map 5 - Future Land Use Concept
minus the existing Highways 11, 12, & 16 alignments that are not anticipated to change.
13 45 people and 5 jobs per hectare split were used (50 people + jobs). Jobs account for small-scale local
neighbourhood commercial and institutional that is not detailed at the scale of this Plan.
14 Regional Infrastructure increased due to the SaskPower Station and SFD regional fire training facility being added;
this caused the cumulative total for the rural commercial and industrial land uses to decrease by the same amount.
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MAP 5 - FUTURE LAND USE CONCEPT
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4.3.
Planning Cells
The Plan Area has been divided into four distinct Planning Cells (Figure 2) which are defined by
major transportation routes. While concept plans are typically designed as one contiguous
planning unit, the NCP Area - at almost 7,000 hectares and encompassing three major highways
with up to six future interchanges and bordering three cities - needed an approach that
considered these distinct areas in their own context. It is noted that the Cell numbers assigned are
for planning purposes only and are not intended to imply development phasing. The Cells are
outlined generally in this sub-section.
FIGURE 2 - Planning Cells
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Cell 1: This Cell (Figure 3) is in the southwest portion
of the Plan Area, west of Highway 16, and is comprised
of the Yellowhead and BizHub industrial parks. It is
somewhat distinct from the other Cells in that a large
portion of the Cell is comprised of established land
uses developed to a rural standard.
Directly to the south of this Cell is the Saskatoon
Airport. Portions of this Cell fall under the airport's 30
NEF contour, meaning residential development is
restricted. The Cell is further restricted by 4-kilometre
and 8-kilometre buffer zones regulating open water
storage (storm ponds and sewage lagoons) and developments that attract wildlife, such as
landfills, to ensure aviation operations are not interfered with.
Development in this Cell must pay particular attention to the interface between the existing
Highway 16 corridor to the northeast, and the airport to the south.
FIGURE 3 - Planning Cell 1
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Cell 2: This Cell (Figure 4) is bounded between Highway
16 to the west and 12 to the east and consists entirely of
areas dedicated to future urban growth. The majority of
Cell 2 will be developed as multiple complete Urban
Residential Neighbourhoods. The remainder of the Cell
situated adjacent to Highway 12 is identified for future
Urban Commercial and Light Industrial.
The MHI has identified a potential interchange location
at Lutheran Road and Highway 12, which is currently a
very heavily utilized intersection and will provide key
access to Martensville and Corman Park developments in the future. Development in proximity to
the interchange will be governed by the MHI by a control circle (427.5 m radius) until a functional
plan is completed by the MHI, at which time restrictions adjacent to the interchange could be
reduced.
FIGURE 4 - Planning Cell 2
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Cell 3: This Cell (Figure 5) is bounded by Highway 12 to the west
and Highway 11 to the east, and by the municipal boundaries of
Martensville and Warman to the north and Saskatoon to the
south. It includes a central Urban and Rural Heavy Industrial
area, which allows for a range of manufacturing and processing
facilities. The design of this area supports heavy industrial
development by providing access to rail, highways, and services,
compatibility with adjacent land uses, and a location with
surrounding transition buffers to minimize nuisance and risk.
Lands identified as Regional Infrastructure are concentrated in
the north-central parts of the Cell and primarily are intended to
align with existing land uses. A portion of the NE ¼ of Sec.9 Twp.38 Rge.5 W3M contains a
SaskPower substation and the SE ¼ and a portion of the SW ¼ of Sec.16 Twp.38 Rge.5 W3M
contains the existing Loraas landfill and composting facility. The SFD is also proposing to locate a
regional fire training facility on 40 acres in the SW¼ Sec.10 Twp.38 Rge.5 W3M and the land has
been identified as Regional Infrastructure to align with that use.
A significant portion of lands within Cell 3 are identified as Urban Light Industrial. These lands
provide a transition between heavy industrial activities within the center of Cell 3 and other non-
industrial activities in Cells 2 and 4. This area will provide for light industrial uses that support
adjacent heavy industrial development. While exposure from Highways 11 and 12 will be high for
adjacent lands, basic highway design considerations and existing constraints will ultimately affect
access on to and off of Highways 11 and 12. It is anticipated that most existing accesses on to
Highways 11 and 12 will be removed and access will be limited to a system of interchanges once
construction of the Saskatoon Freeway commences. The design and planning of these adjacent
lands relative to the provincial highways will be critical and must be sensitive to this interface.
This Cell includes Rural Industrial uses at scales ranging from Light to Heavy. With the proximity
to existing and planned rural industrial developments in the vicinity, an extension of similar uses
is appropriate to capitalize on future investments in infrastructure. Clustering these types of land
uses also plays a role in capturing economic synergies between competitive and collaborative
firms, cooperative suppliers, and service providers who each share a common need for talent,
technology, and infrastructure. A gradient of land uses will transition from heavy industrial to light
industrial uses that surround the Cell boundary.
Commercial areas (Rural and Urban) have been dispersed in small clusters throughout Cell 3 to
provide service and local commercial and retail amenities to support the large employment base
that will eventually be expected in this area. Overall, the locations identified as future Urban
Commercial were selected based on their location along or at the intersection of a major arterial
road. The exception to this is the connection between Martensville and Warman along Township
Road 384, where a future Regional Community Services Node is located, and a large Rural
Commercial area.
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FIGURE 5 - Planning Cell 3
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Commercial uses located in this area are intended to provide a greater diversity of employment
with lower land requirements, and to preserve and strengthen the connection between the two
cities.
A CN line, officially known as the "Carlton Trail Railway", crosses the Plan Area within Cell 3 from
north to south parallel to Highway 11 and services many agricultural and industrial operations
within and beyond the NCP boundaries. The rail line provides both development opportunities
and constraints. For instance, the potential exists to develop spur lines in proximity to the main
rail line to assist industrial or agricultural development. Adequate setbacks will need to be
maintained from the line as per CN regulations and P4G Planning District bylaws.
Cell 4: This Cell (Figure 6) is in the eastern portion of
the Plan Area. There are existing agricultural
operations in the northern portion of the Cell, and
these are expected to endure throughout the build-
out of the Plan Area.
The remaining portion of the Cell will consist of
several complete Urban Residential Neighbourhoods
anchored by an Urban Mixed-Use Node and
complemented to the south by a large Urban
Commercial area. The location of the future Urban
Mixed-Use Node - which was originally located
approximately 400m to the east - is now centrally located within the future Urban Residential
Neighbourhood. A wide range of uses that would benefit from the adjacent road network and
future urban services are considered appropriate for this area, including a mix of medium density
residential, commercial, institutional, and community uses.
The Cell is adjacent to Opimihaw Creek, the GNSA, and WHP, and must continue to be planned in
a manner that is sensitive to these features.
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FIGURE 6 - Planning Cell 4
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4.4.
Proposed Category Changes to P4G DOCP Maps
Based on the Future Land Use Concept, three land use category changes are proposed to the
maps in the P4G DOCP. Unlike many of the changes outlined above that would be considered
refinements of the land use, each of these includes a change to the land use category (i.e., changes
between Urban and Rural or between Residential and Commercial/Industrial). Figure 7 shows the
locations of the proposed changes to Schedule B - District Land Use Map and Map 6 shows the
proposed change to Schedule C - Future Urban Growth Areas Map. Additional details on each
category change are included below.
FIGURE 7 - Location of changes to P4G DOCP
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Change #1:
The first proposal is to change the future land use
situated under the future Saskatoon Freeway
interchange at Highway 16. The P4G DOCP
designates this land as Urban Residential, whereas the
NCP proposes to change this designation to Urban
Light Industrial (Figure 8). The area was planned to
accommodate a major interchange which would
physically sever the land from the rest of the
neighbourhood. Temporary or interim development
would be the only suitable use for the land until such
time that the interchange is constructed. Therefore,
this land use change is primarily to accommodate
more flexible interim developments. This change does not have any effect on the current
configuration of rural and urban growth areas - it will remain in the urban growth to 1,000,000
population area.
FIGURE 8 - Change #1: Urban Residential to Urban Light Industrial
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Change #2:
The second proposal consists of swapping the future
land use designations (rural growth vs. urban growth) of
two areas (Figure 9) which contain approximately the
same land area - 160 hectares (396 acres). This
proposed change is based on the following growth
management rationale:
The newly proposed urban growth area is largely
undeveloped and forms a more contiguous extent
of future urban industrial development.
The newly proposed rural growth area contains
existing agricultural uses and forms a more contiguous extent to other existing rural industrial
developments (i.e., Corman Industrial Park to the north).
The newly proposed rural growth area abuts the CN rail line which provides a vital transport
link for existing and future rural/agricultural land uses.
FIGURE 9 - Change #2: Rural area becomes Urban Heavy Industrial urban area becomes Rural Light
Industrial
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Change #3:
The third proposal consists of re-designating 40
acres (16 hectares) of land located in the southern
portion of the NW ¼ of Sec.10 Twp.38 Rge.5 W3M
from Rural Commercial/Industrial to Regional
Infrastructure. The decision for this change was
based on the COS and the Saskatoon Fire
Department's (SFD) need for a fire training facility.
The SFD has identified this as a strategic location
for such a facility, which offers sufficient vehicle
access, space for phased development and
proximity to other partners in the region that may
have an interest in using the facility in the future.
FIGURE 10 - Change #3: Rural Heavy Industrial to Regional Infrastructure
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MAP 6 - FUTURE URBAN GROWTH AREAS
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4.5.
Split Land Use Designations
There are instances where the legal boundaries of a parcel include more than one future land use.
This has potential to create challenges when trying to interpret which set of regulations apply to
a proposal for interim development. In cases where interim development is proposed on land with
multiple future land uses, the land use category with the more restrictive interim development
criteria or restrictions will prescribe the interim development requirements.
4.6.
Recommendations
The following is a summary of the overall findings and recommendations identified throughout
the NCP planning process:
As subdivisions occur, Opimihaw Creek, including its banks and riparian areas, should be
considered for dedication as Environmental Reserve pursuant to the Act to ensure its
protection.
Existing agricultural operations in designated Future Urban Growth Areas should be protected
until the land is re-designated and serviced for development. This would include ensuring that
grading limits associated with adjacent development do not negatively impact operations and
maintaining access to agricultural lands for farm machinery.
Highways 11 and 12 are major gateways to Martensville, Saskatoon, and Warman. A zoning
framework should be applied and comprehensive design guidelines should be created to
ensure that developments near these gateways are lower intensity and present a high standard
of design and landscaping.
Existing high voltage transmission line infrastructure must be considered in consultation with
the provider (SaskPower) as part of any Comprehensive Development Review, Development
Permit application, or at any other detailed planning stage. If a proposed development results
in the need to move this infrastructure, the developer would be required to finance the
required front-end costs.
Protection of the privately operated Loraas landfill and compost site from the encroachment
of incompatible uses should be maintained until the facility nears the end of its lifespan, and
a suitable regional alternative to waste management is available, as the landfill acts as the sole
waste management facility to a large and growing regional land base.
Due to the space requirements and the potentially noxious nature of operations in the urban
and rural industrial areas, regional or large-scale retail uses should be directed to the areas
designated rural or urban commercial to avoid incompatible development.
Some urban municipalities may have stronger interests regarding land use in future urban
growth areas than others, depending on the proximity to their current municipal boundaries.
Interim development in these areas must be compatible. The future boundaries of each urban
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municipality's Future Urban Growth Areas should be confirmed so that the relevant standards
and expectations can be determined. A clear outline of split jurisdictional responsibilities and
shared goals should also be developed.
Subject to the results of future analysis or concept plans, land designated Urban Commercial
has the potential to include multi-unit residential or mixed-use development. When reviewing
interim development proposals, compatibility with potential future urban residential or mixed-
used development in these areas should be considered.
The major flow path running through Sections 9 & 10 (see Map 10, south of Township Road
382, near the Martensville SaskPower substation), while not captured in the current GNSA
boundary, is an important conveyance of surface and floodwater, and its impact should be
considered in any future development plans as part of a storm water management plan.
Urban residential development in the Plan Area will be further articulated as part of either a
Sector Plan or Neighbourhood Concept Plan. At that time, the size, boundaries, and more
detailed development concepts would be established. While overall residential form will vary
in these areas, they would be required to meet the minimum density requirements established
in the P4G DOCP.
Subdivision and development, including redevelopment, of lands within the GNSA must be in
conformance with the policies in the P4G DOCP including Natural and Heritage Resources,
Natural Hazards, Water Resources and Wetlands, and the GNSA.
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5.
Transportation
The proposed transportation network for the NCP includes major transportation corridors and a
hierarchy of arterial roadways that will support existing uses and future development. Map 4
illustrates the existing major transportation network components within the Plan Area.
The Plan Area is based on the framework of Township and Range Road ROWs, with a north/south
road every mile and an east/west road every two miles. Not all these roads have been constructed.
Intersections between future major and minor arterial roads will be provided every 800 - 1600 m
(.5 to 1 mile) where possible. The grid-based development approach can accommodate a wide
range of uses and flexibility in parcel size. Should smaller lots and/or greater access be required,
additional collector and local roads may be designed to further subdivide the area. While the NCP
only includes a future arterial road network, the Plan Area contains areas where potential exists to
develop internal roads and linkages to accommodate infill or interim development.
5.1.
Trip Generation
The proposed arterial network was developed based on the trips generated from the proposed
land uses shown on Map 5 - Future Land Use. Trips generated by the proposed land uses were
developed in accordance with the Institute of Transportation Engineers (ITE) Trip Generation
Manual, 10th Edition.
The following land use targets were used to determine and calculate the trips generated per
hectare. These are based on the assumptions provided in Section 4.2 - Land Use Statistics.
Urban Residential neighbourhood density: minimum 17.3 units per gross developable
hectare (50 people/ha) and 5 jobs per gross developable hectare
Rural Industrial & Commercial density: 13 jobs/ha.
Urban Industrial & Commercial density: 38 jobs/ha.
Urban Mixed-Use density: minimum 20.7615 units per gross developable hectare (60
people/ha) and 15 jobs per gross developable hectare.
Mixed-Use nodes density: minimum 17.3 units per gross developable hectare (50
people/ha) and 25 jobs per gross developable hectare16.
15 20.76 dwellings per unit was calculated based on 17.3 dwelling units equaling 50 people.
16 This calculation was based on the P4G OCP (Sec. 15.3.27) minimum requirement of 75 residents and jobs combined
for Urban Mixed-Use Nodes
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MAP 7 - FUTURE TRANSPORTATION NETWORK
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5.2.
Arterial Network
Based on the trip generation, distribution and assignment, an arterial network was developed that
comprises of four-lane (minor) and six-lane (major) arterial streets. The arterial network is shown
in Map 7 above. The six-lane arterial streets primarily connect to the provincial highway network.
As the network moves further away from the highway network, the demand decreases, allowing
the arterial street to narrow to four-lanes. The network resulted in approximately 80,000 meters
of four-lane arterial streets and 20,600 meters of six-lane arterial streets.
5.3.
Intersection Controls
Typically, all arterial-to-arterial intersections will be signalized. The locations requiring traffic
signals are shown above in Map 7. Traffic control has not yet been determined at all other
locations - roundabouts and other forms of traffic control may be considered. The intersection
control was determined based on the Level of Service (LOS) the intersection operates at and
connectivity of the roadway. LOS categorizes traffic flow and assigns quality levels based on
measures like speed, density, and congestion.
Map 7 identifies at least 39 traffic signals in the future arterial network that would be required to
accommodate full build-out of the Plan Area. Additional traffic signals will likely be required on
arterial streets where they intersect with collector and local streets. These locations were not
analyzed as a part of this study. Eleven signalized intersections are anticipated to experience a
LOS "F", meaning the intersections do not have the capacity to handle the traffic demand.
Additional ROW should be set aside at these locations as shown on Map 7 to accommodate future
intersection designs.
5.4.
Interchange Locations
In addition to the approved interchange locations along the Saskatoon Freeway, two additional
service interchanges are identified within the Plan Area:
Highway 12 & Township Road 382
Highway 11 & ¾ mile south (approx.) of Township Road 384
The location of these interchanges is informed by the MHI's current recommended access
management plan17, and will ultimately be informed through the preparation of a functional plan
(undertaken by the MHI). Until such time, development may be restricted near these locations.
The proposed interchange location along Highway 11 will be impacted by the proximity to the
CN Railway located to the west that runs parallel to the corridor. This rail line will influence the
design and location of the future Highway 11 interchange. A functional plan will be necessary to
determine the location and layouts for interchanges along Highway 11 and Highway 12 that will
17 See Highway 11 / 12 Planning Study. Figure 9: Recommended Access Management Plan. (2013). MMM Group Ltd.
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account for the CN railway alignment. Ultimately the final design and configuration of
interchanges will impact land uses and the arterial network in the immediate vicinity. Once the
final location of the future Highway 11 south of Township Road 384 interchange is determined,
the arterial network design should include a strong connection from this interchange to both
Warman and Martensville via Township Road 384.
5.5.
Right-of-Way Requirements & Cross-Sections
The arterial cross-sections will need to be constructed according to the Indicative Cross Section18
shown in Figure 11.
Table 3 contains the required minimum widths for each section on the four-lane arterials and the
six-lane arterials including the total ROW width. These represent the expected widths of ROWs.
At the time of subdivision, the maximum width listed below for each category must be dedicated,
unless a detailed transportation analysis for the site and surrounding development area showing
otherwise has been submitted and approved.
Table 3. Required Minimum Widths for Arterial Cross Section
4- Lanes (minor)
6-Lanes (major)
A: Driving Lanes
4 @ 3.6m
6 @ 3.6m
B: Parking Lanes
2 @ 2.5m (parking may be
considered for minor arterials)
parking not permitted on 6-lane
arterials
C: Median
5.0 m *
5.0 m*
D: Curb & Gutter
2 @ 0.3m
2 @ 0.3m
E: Amenity Strip
2 @ 1.5m (increase to 2.0m if trees
are desired)
2 @ 1.5m (increase to 2.0m if trees
are desired)
F/G: Multi-Use Pathway
2 @ 3.0m
2 @ 3.0m
H: Boulevard
2 @ 1.0m (this dimension may
increase for utility installations etc.)
2 @ 1.0m (this dimension may
increase for utility installations etc.)
Total ROW
36 m - 41 m
38 m - 43 m
18 Indicative Cross Section Arterial can be found in City of Saskatoon Standard Construction Drawing No. 102-0029-
061.
FIGURE 11 - Indicative Cross Section
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*Minimum width. Additional width required if intersection is noted as requiring additional ROW.
5.6.
Cost Estimate
A high-level transportation cost for the arterial network is $1,120,480,000. A breakdown of the
cost estimate can be found in the table below.
Table 4. Future Arterial Network Cost Estimate
Item
Unit Price
Quantity
Total Cost
Traffic Signals
$300,000/signal
39 signals
$11,700,000
4-lane Arterial
$9,450/m
80,000 m
$756,000,000
6-lane Arterial
$12,300/m
20,600 m
$253,380,000
Interchange
$50,000,000/interchange
2 interchanges
$100,000,000
SubTotal
$1,121,080,000
This is a high-level cost based on 2020 construction costs. This does not include the price of land
that may need to be purchased to accommodate the infrastructure. Unit prices for the arterial
streets include a 20% contingency built into the price. The interchange assumes that one loop and
three ramps will be required. Additional loops will require an additional ~$5,000,000 per loop.
5.7.
Recommendations
Proposed amendments to land use designations should be assessed against the arterial network
as part of the review process to ensure that any impacts to the overall network are addressed.
ROW required for the arterial streets should be set aside as soon as possible to ensure that
development does not prevent the construction of the future arterial network.
Additional ROW at intersections that have been flagged as LOS F as shown on Map 7 should be
reserved to ensure that future intersection improvements will not be hindered by development.
Additional functional transportation design should be undertaken to determine ROW size.
The ROW for arterial streets should provide for multi-use paths (that is, Active Transportation
facilities) on both sides of arterial streets to provide accessible pedestrian facilities and All Ages
and Abilities (AAA) cycling facilities.
The final configuration of the arterial network should include a strong connection between both
Warman and Martensville and the future Highway 11 interchange as currently shown south of
Township Road 384.
P4G must work with the MHI to regularly monitor the intersections with the highways to ensure
that they have an acceptable LOS and traffic safety. As development increases the traffic control
may need to change to ensure an acceptable LOS.
P4G must work with the MHI to reserve ROW at the highway intersections to ensure that future
development will not hinder the construction of planned interchanges.
P4G must explore strategies to finance and construct the infrastructure required for
development, to provide certainty and encourage growth.
An access plan should be developed to discourage uncontrolled development of driveways along
the future arterial street network and establish appropriate spacing future intersections and
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access points to ensure proper traffic operations within the functional areas of future
intersections.
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6.
Servicing
The following sections contain servicing plans and recommendations for potable water, sanitary
sewer, and storm water drainage across the entire Plan Area (both rural and urban growth areas).
These plans are based on existing natural topography while considering some existing features
(highways, current industrial parks, GNSA boundary) and planned future projects (the Saskatoon
Freeway). It is anticipated that the current rural servicing for the Plan Area will remain until urban
services are available. The serviced area will expand slowly over time, as market demand and
investment allow.
Servicing recommendations are categorized as Regional, Urban, and Rural.
REGIONAL Regional recommendations are intended to be applied across the entire Plan Area
as they implicate all areas, regardless of whether the land is intended to be urban
or rural.
URBAN
Urban Recommendations are intended to be applied to the Future Urban Growth
Areas.
RURAL
Rural recommendations, while still regionally oriented, are intended to account
for areas that are not identified for future urban growth (the rural areas).
FIGURE 12. Digital elevation map of Study Area using LiDAR
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The servicing plans were designed to follow the natural slope of the land, which provides the
lowest cost, easiest-to-construct system by minimizing pipe depths and earth moving required
during area grading. When a subdivision proposal includes land required for infrastructure as
shown on Map 9, dedication of ROW will be required. Where possible, servicing was designed to
be co-located in existing ROWs and follow quarter section lines in straight segments in order to
increase the cost-effectiveness of the system. Reserving space for pipes and ponds will ensure an
efficient, lower cost system in the future with the largest possible serviceable area. Knowledge of
where the trunks will be installed allows developers to consider future service connection points.
It also allows development throughout the area to be planned and constructed in a way that will
minimize costs and fit together when urban servicing is provided.
Plans at this scale may be updated as more detailed information becomes available and as other
decisions are made that influence servicing. For example, the Saskatoon Freeway and associated
interchanges have been accommodated as they are currently planned. If the footprint of this
project changes, then servicing maps will also have changes. Still, this Plan gives a skeleton that
ensures that more detailed work will fit into the overall big picture.
6.1.
Potable Water System
The Plan Area will be serviced by primary water mains extending from Saskatoon City limits at
Highway 16, Highway 11, 60th Street, and at the railway tracks near Wanuskewin Road as depicted
on Map 8 - Water Distribution. The primary water mains form large loops to ensure that potable
water with adequate pressure is provided at all points in the system19. Extending water service
into this area to accommodate urban growth will require additional fill mains, reservoir, and water
treatment plant capacity from a second water treatment plant identified by the COS. The current
COS water treatment plant cannot supply enough water to fully service the Plan Area. Overall, the
water system will require major infrastructure improvements to reach and service the Plan Area,
including fill mains extending from the water treatment plant and new reservoirs.
19 The potable water system operates under pressure and is not dependent on topography.
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6.1.1. Potable Water Recommendations:
APPLICATION RECOMMENDATION
REGIONAL
-
P4G must explore strategies to finance and construct the infrastructure
required for development, to provide certainty and encourage growth.
-
Collaboration with First Nations to explore the potential for efficiencies in
planning, construction and maintenance of potable water infrastructure
should be encouraged.
-
If a development proposal may affect the alignment of water distribution
infrastructure shown on Map 8, the proposal will be reviewed with the
relevant service provider to determine if any changes to the alignment
may be considered. If the service provider cannot accommodate changes
to the alignment, the development proposal must be revised to be
consistent with Map 8.
-
When a subdivision proposal includes land required for water distribution
infrastructure as shown on Map 8, dedication of a minimum of 10 metres
of ROW will be required.
-
Extensions of the water system must have connection points to the
current system and rely on an available supply of treated water.
URBAN
-
Interim developments should be designed and constructed with a
connection to future urban servicing in mind.
-
Interim developments should be built to the standards of the urban
municipality in proximity until such time as regional design standards are
developed and adopted to ensure that different projects fit together.
RURAL
-
Rural developments should be designed and constructed with a
connection to rural servicing in mind.
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MAP 8 - WATER DISTRIBUTION
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6.2.
Sanitary Sewer System20
The entire Plan Area will be served by one, continuous sanitary sewer system that must begin at
the lowest elevation at the connection point to a new wastewater treatment plant in the south-
east corner of the Plan Area. Upstream parts of the system rely on downstream parts to handle
the flow. There is no downstream capacity within the COS, so sanitary servicing for this area cannot
progress until there is a connection point to a trunk that goes around the current COS limits.
Areas designated for future urban growth within the Plan Area will be serviced by a network of
gravity sanitary sewer trunk pipes as depicted on Map 9 - Sanitary System. These trunks are
expected to be in Rights of Way (ROW) and should be planned for as part of any development
applications or proposed improvements to the area. The typical minimum width to accommodate
a trunk is 20 metres. The main trunk follows the alignment of the Saskatoon Freeway, flowing east
from the Highway 16 future interchange to the Highway 11 future interchange. It then moves to
follow the GNSA boundary to the north along the Opimihaw Creek valley. It crosses the GNSA just
north of the COS Biosolids Handling Facility and then connects to a proposed wastewater
treatment plant before releasing flow to the river. The BizHub area requires two lift stations at the
low points. Overall, servicing the Plan Area to accommodate future urban growth will require a
second wastewater treatment plant.
It was assumed that land inside the GNSA will not be developed and so trunks were located at its
boundary across the Plan Area. If the GNSA boundaries are refined or if sanitary sewer service is
desired in these areas, the sanitary sewer system plan will require adjustment. At this scale, the
same flow assumptions were applied to the full serviced area regardless of zoning. This provides
flexibility to the sanitary system, where adjustments to planned future land uses can still be
accommodated by the planned trunks. Reducing the ultimate serviced area would make trunks
smaller, but not change their location as they follow the low points in the landscape.
20 Assumptions:
GNSA does not require service.
Parameters set as follows for flow calculations:
o
Manning's Roughness Coefficient n = 0.013
o
Population of 50 persons/ha
o
Average dry weather flow = 290 L/person/day
o
Infiltration and Inflow = 0.08 L/s/ha
o
Weeping tile flow = 0.05 L/s/house
o
12 houses/ha
Note: Inconsistency between the assumptions used for servicing and those used for population density targets are
attributed to the inclusion of the GNSA in the flow calculations, but not the density calculations.
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6.2.1. Sanitary Sewer Recommendations:
APPLICATION
RECOMMENDATION
REGIONAL
-
P4G must explore strategies to finance and construct the infrastructure
required for development, to provide certainty and encourage growth.
This includes the studies needed to determine the location of a second
wastewater treatment plant, secure the required land, and create a
strategy to finance and construct the facility.
-
Collaboration with First Nations to explore the potential for efficiencies
in planning, construction and maintenance of sanitary sewer
infrastructure should be encouraged.
-
If a development proposal may affect the alignment of sanitary sewer
infrastructure shown on Map 9, the proposal will be reviewed with the
relevant service provider to determine if any changes to the alignment
may be considered. If the service provider cannot accommodate
changes to the alignment, the development proposal must be revised to
be consistent with Map 9.
-
When a subdivision proposal includes land required for sanitary sewer
infrastructure as shown on Map 9, dedication of a minimum of 20 metres
of ROW will be required.
URBAN
-
Interim developments should be designed and constructed with a
connection to future urban servicing in mind.
-
Interim developments should be built to the standards of the urban
municipality in proximity until such time as regional design standards are
developed and adopted to ensure that different projects fit together.
RURAL
-
Urban infrastructure may be required to pass through some rural areas
to connect urban developments to the treatment plant. If urban
infrastructure runs through rural areas, connection is potentially feasible
subject to the location, design and capacity of the infrastructure, and
conditions such as full cost recovery, as the area was included in flow
calculations.
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MAP 9 - SANITARY SYSTEM
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6.3.
Storm Water System21
The storm water management plan (Map 10 - Storm Water System) extends throughout the entire
Plan Area and is intended to operate together as a whole, regardless of whether it is urban or
rural. The storm water system has many wet ponds or wetlands that are connected by a
conventional underground pipe system in combination with overland drainage. Within the GNSA,
drainage channels are preferred for conveyance as they are lower cost than large pipes and
provide storage in addition to a conveyance. The storm water system is designed to minimize
impacts to the natural areas and retain major wetlands. Keeping wetlands in the natural low
locations minimizes construction costs and maintains natural flow paths. Considerations should
be made to limit or avoid reshaping wetlands based on their assessed ecological value.
The storm water management system aligns with the GNSA through much of the area and, where
possible, storage ponds and wetlands are planned within the GNSA. The GNSA is not planned for
development as it is a high flood risk and provides valuable natural habitat and ecosystem
services. The storm water drainage plan does not consider other regulatory or policy requirements
related to wetlands. This Plan addresses only the technical requirements for runoff storage and
conveyance.
The storm water system connects to the COS limits in three places and directly to the river in two
places. Each branch of the storm water system must progress from the south east connections
points (the downstream outlets) to the upstream portions of the system. Where topography forces
the system to connect to the COS, large ponds are required to buffer the flow. This allows the
downstream City system time to drain before it drains the Plan Area. These border ponds were
sized to accommodate a 1:100-year rainy season (May - November), rather than a 24-hour 1:100-
year storm. The entire watershed area was considered, including that outside the Plan Area, to
allow drainage potential for all areas.
21 Assumptions:
The GNSA will not be developed and is the preferred location for storm water infrastructure.
Ponds and ditches are designed for a 1:100 storm. Pipes are designed for a 1:2 storm, with larger storms also
moving across the surface to the nearest pond.
Ponds are shown with a 20 m buffer around them meant to show the distance between normal water level and
high-water level (+1.8m depth) and freeboard (+1m depth) at 5:1 slope.
Ponds at the border between the Plan Area and the COS storm sewer system are designed to contain the runoff
from a 1:100-year rain season and to drain by November 1 of the year.
Modelling was completed using XPSWMM with:
o
50% impervious surface
o
2% slope on catchment area to the nearest pipe
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The central and east watersheds connect to the river via Opimihaw Creek through the WHP. The
Opimihaw Creek ravine that runs through WHP has been identified as at risk from erosion if flows
increase, and upstream storage is critical to managing the flow rates through this area.
Ponds are mapped at their required sizes, but the shape and/or precise location is intended be
adjusted when a detailed design is completed prior to development. There is an opportunity to
adjust pond locations within the system or to reshape a large pond into several smaller ponds,
but the overall capacity must be maintained to protect downstream neighbours and ensure the
system operates together as a whole. Ponds and wetlands constructed or adapted to the storm
water system will provide or maintain habitat and ecosystem services to the area and are preferred
to dry ponds for this reason. Storm ponds are discouraged within 4km of the airport reference
point due to the attraction of migratory birds they create. Map 11 identifies two dry ponds which
are located within the 4km airport buffer.
Where a future storm water
pond is identified on a parcel of
land,
the
developer
must
develop a full-size pond or
identify an acceptable financing
and/or land swap strategy to
develop a portion of the pond to
manage current development
with a provision to expand when
required to accommodate other
development in that pond's
catchment area.
Runoff storage requirements
must be incorporated into development plans. The failure to build storage ponds in advance of
or in tandem with new developments increases flooding risk throughout the system. The Plan
Area already experiences significant drainage challenges and improving both drainage and
storage must be a priority as the landscape changes. When a developer creates a development
plan, they should work with a qualified environmental specialist and a storm water engineer to
create a plan that is appropriate to both the existing natural wetlands and the storage required to
manage the change in land use.
FIGURE 13 - Example storm water pond
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6.3.1. Storm Water Recommendations:
APPLICATION RECOMMENDATION
REGIONAL
-
P4G must explore strategies to finance and construct the infrastructure
required for development, to provide certainty and encourage growth.
-
Collaboration with First Nations to explore the potential for efficiencies in
planning, construction and maintenance of storm water infrastructure
should be encouraged.
-
Prior to development, an on site storm water model and plan must be
completed to assess and establish the storage volume, pipe sizes, and
overland flow paths. This model/plan must demonstrate how the
development will be tied into the rest of the system to ensure each part
of the storm water management system works harmoniously to serve the
entire Plan area.
-
If a development proposal may affect the alignment of storm water
infrastructure including sub-catchment areas, wet ponds/wetlands, dry
ponds, drainage channels or storm trunks as shown on Map 10, the
proposal will be reviewed with the relevant service provider to determine
if any changes to the alignment may be considered. If the service provider
cannot accommodate changes to the affected infrastructure, the
development proposal must be revised to be consistent with Map 10.
-
When a subdivision proposal includes land required for storm water
infrastructure including sub-catchment areas, wet ponds/wetlands, dry
ponds, drainage channels or storm trunks as shown on Map 10,
dedication of land will be required. For storm trunks, dedication of a
minimum of 20 metres of ROW will be required.
-
In addition to the technical requirements of this Plan, future planning
must consider any other relevant regulatory requirements regarding
wetlands and natural areas.
-
Any development that may result in flow changes in Opimihaw Creek
must be shared with WHP and any relevant watershed association and
their feedback considered in the review of any development proposals.
-
During the development review process, proposed changes to the storm
water system must be reviewed against the original models to ensure that
any significant impacts are mitigated.
URBAN
-
Interim developments should be designed and constructed with a
connection to future servicing in mind.
-
Interim developments should be built to the standards of the urban
municipality in proximity until such time as regional design standards are
developed and adopted to ensure that different projects fit together.
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RURAL
-
Rural development that proposes more than 10% rooftop or paved area
is required submit a storm water plan for approval.
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MAP 10 - STORM WATER SYSTEM
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6.4.
Plan Area Grading
Area grading is provided at a high level that shows the sub-catchments, flow paths, and drainage
direction as depicted on Map 11 - Plan Area Grading. It is critical for development to maintain the
existing natural sub-catchment areas and drainage paths. This will ensure that there are no
adverse effects on upstream or downstream neighbours and that the locations planned for future
trunks, channels, and ponds do not get developed. Interim ponds should be located as close to
the natural drainage path as possible and connected to the existing overland drainage system,
with a release rate equal to the pre-development runoff flow. Any changes to a part of the
overland drainage system should be evaluated to see what impact it will have on upstream and
downstream neighbours.
Lands near railways, highways, and existing grid roads are locations of concern as these
transportation corridors create barriers to natural drainage and lands adjacent to the upstream
side are flood prone. This can potentially be remedied by raising the grade, improving the
connectivity by adding culverts, or both. Modelling of improvements is required prior to
development to anticipate whether these improvements will negatively impact other properties.
Early engagement with relevant agencies will be important to ensure solutions will be acceptable.
6.4.1. Plan Area Grading Recommendations:
APPLICATION RECOMMENDATION
REGIONAL
-
A detailed area grading plan must be submitted prior to development.
The area grading plan must include a cut/fill and elevation points across
the area and demonstrate that the development drains internally to the
desired low points while at the same time tying into the surrounding lands
in such a way as to not impact the land outside the development area.
-
If a detailed area grading plan affects the Plan area grading shown on
Map 11, the proposal will be reviewed with the relevant municipalities to
determine if any changes may be considered. If changes cannot be
accommodated, the detailed area grading plan must be revised to be
consistent with Map 11.
-
Collaboration with First Nations in the preparation of detailed area
grading plans should be encouraged.
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MAP 11 - PLAN AREA GRADING
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6.5.
Infrastructure & Utility Corridors
Given the nature of anticipated uses and population in the study area, there will be a need for
reliable utilities, including power, water, telecommunications, and gas. These utilities must be
provided in a highly efficient, cost-effective, and sustainable manner to optimize existing and
future capital investment.
The study area contains existing major utilities (high pressure gas transmission and overhead
electrical transmission lines), which are not anticipated to be moved in the foreseeable future and
may be subject to improvements and expansions. As such, subsequent planning within the study
area must consider these and aim to maximize the utility of parcels located along existing and
future utility and infrastructure corridors.
Focusing investment on strategic improvements and locations will help to provide cost-effective
development and orderly long-term expansion or urban areas. This will also help to maximize the
study area's developable area, protect the GNSA and other sensitive areas, and ensure efficient
delivery. While the final utility system and infrastructure alignment will be determined as part of
subsequent planning stages, the section below contains recommendations intended to guide
development in the interim.
6.5.1. Infrastructure & Utility Corridor Recommendations:
APPLICATION RECOMMENDATION
REGIONAL
-
Future infrastructure and utilities should locate into existing infrastructure
or utility corridors where they exist. Such corridors must be protected
from incompatible development.
-
Where a new corridor is required, the proponent must avoid areas of
incompatible land uses and sensitive features.
-
Future shallow utility infrastructure should aim to co-locate in common
locations to maximize the developability of lands and reduce any off-site
impacts (such as within existing or future road ROW).
-
Future utility alignment must avoid lands designated GNSA; however,
where it is unavoidable, impacts shall be mitigated, and new infrastructure
must co-locate with other linear infrastructure where feasible to reduce
disturbance.
-
The location of any required easements must be determined in
consultation with utility service providers.
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6.6.
Phasing of Servicing
The DOCP identifies the locations of urban growth at a regional population of 700,000 and a
regional population of 1 million. This urban growth phasing was initially considered when
preparing the servicing plans for the NCP. Through the review and analysis conducted as part of
the NCP, a more efficient servicing strategy has been proposed that does not align directly with
the phasing outlined in the DOCP. Further studies to determine and plan for the required regional
infrastructure relative to the phasing of urban growth may need to be completed or updated. Full
realization of the NCP relies on major new infrastructure, such as a water treatment plant and a
wastewater treatment plant, somewhere in the system. The current plants will be at capacity
servicing land within the current COS limits. The completion of regional servicing strategies
should be prioritized to determine whether there are alternative solutions (e.g., plant locations,
capacity shifting, lift station/force mains) that could provide for alternative approaches. A review
of the locations of the 700,000 and 1 million growth areas in the DOCP may then be necessary
depending on the results of studies completed.
6.7.
Sequence of Development
The Land Use Concept is future-oriented and depicts how the Plan Area is to be developed over
an extended period through a series of public and private sector initiatives. An inherent objective
of the NCP is to ensure that development of the Plan Area proceeds in a coordinated and cost-
effective manner.
It is assumed that the sequence of urban development will typically be guided by the logical
extension of urban services as generally outlined in Section 6 - Servicing. The sequence of urban
growth will have to consider the locations of additional water and wastewater treatment plant(s)
which at the time of writing this report have not been determined. For rural development inside
areas identified for future urban growth, the need for collaboration between municipalities will be
critical moving forward. This will help ensure that the future growth and land use decisions made
today will reflect the needs and aspirations of the local business and industrial community, without
jeopardizing a cost-effective and efficient transition to urban development sometime in the future.
The time frame and phasing of urban development will ultimately be determined by the criteria
for prioritization and growth sequencing as determined by each respective municipality, in
coordination with the region, in addition to many other factors beyond the scope of this Plan.
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6.8.
Cost Estimate for Urban Servicing
The table below reflects high-level estimates of the current cost of supply and installation of urban
servicing infrastructure. This does not include the price of land that may need to be purchased to
accommodate the infrastructure.
Table 5. Servicing Cost Estimate
TOTAL
$845,020,000
WATER
$107,377,000
SANITARY
$285,227,000
STORM22
$301,406,000
PONDS
$151,010,000
22 Estimated at $1M/ha cost of storm ponds; assumed 20% of storage size for forebays as constructions costs in GNSA.
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7.
Framework for Transition to Future Urban Infrastructure
7.1.
Planning for Transition to Urban Infrastructure
The P4G DOCP provides a framework for the growth of the Region that supports a balance of
future rural and urban development. Within the DOCP are objectives and policies that guide
development on lands planned for urban growth. A plan or mechanism for the full cost recovery
of urban services, while not included in the scope of this Plan, will be needed to ensure that water,
sanitary sewer, storm water and transportation systems are adequately financed for sustainability
over the long term. Development that occurs before urban growth reaches these areas must be
designed in a way that enables well-planned, cohesive future urban growth, integrates with future
urban land uses and infrastructure, and ensures the costs of urban growth can be recovered.
Proposals for developments in designated Future Urban Growth Areas must adequately
demonstrate capability of transitioning from a rural to urban form. At minimum, applications for
development must demonstrate:
The servicing for the site considers the future land requirements and standards of the relevant
urban municipality (typically demonstrated through a conceptual servicing plan identifying
the general location of future connections).
Future resubdivision can be accommodated in accordance with the requirements of an urban
zoning in the future (typically demonstrated through a shadow plan where the rural lot size
and depth, building locations and on-site services are shown to support the future
redevelopment as urban lots).
All interim and future internal roadways are dedicated, securing a basis for future resubdivision
and site servicing.
7.2.
Servicing Agreements
A significant portion of the NCP is within the designated Future Urban Growth Areas in the P4G
DOCP. Over time, these lands will be incorporated into the adjacent urban fabric. Regional
coordination is required to ensure future urban infrastructure - transportation networks, water
and wastewater systems, and storm water - is planned, developed, and paid for in the most cost
efficient, fair, and equitable manner.
The P4G will be developing regional transportation, servicing and cost recovery plans that will
include strategies and detailed mechanisms to address the planning and recovery of costs to
upgrade the servicing within the Plan Area as urban infrastructure is phased into existing rural
serviced developments. To guide land use and development decisions before these plans are
completed, an interim NCP framework is proposed.
The interim framework is guided by the principles, strategic directions, and policies within the P4G
DOCP including the efficient provision of infrastructure for both existing and new growth, reduce
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costs, increase quality of services, facilitate coordination between P4G partners, plan to common
standards and reduce service overlaps. To achieve the above, plans for interim infrastructure must
consider the extension and integration of urban infrastructure in the future, and ensure costs and
benefits are shared in a fair and equitable way through a transparent and consistent financial
model.
Detailed costing and funding are not available due to the very large scale of the NCP and its long-
term and conceptual nature. Further, there are numerous uncertainties regarding timing of
development and specific thresholds that need to be met prior to urban services being extended
and constructed. However, the NCP supports future infrastructure planning that ensures the costs
of new growth areas are funded in a fiscally sustainable manner, and by acknowledging that
growth should be paid for by those who benefit from it.
Until the above-mentioned regional transportation, servicing and cost recovery plans have been
completed, the following framework will guide servicing agreements for new development within
designated Future Urban Growth Areas:
Proponents of subdivision and development shall be responsible for all costs associated with
the development.
All services and facilities constructed to a rural standard in support of a subdivision or
development within designated Future Urban Growth Areas shall be considered interim until
urban services extend to the site.
All proposed subdivisions within designated Future Urban Growth Areas will require the
applicant to enter into a servicing agreement with Corman Park that addresses the provision
of services and facilities that directly or indirectly serve the subdivision, and the future
transition of the subdivision to an urban standard.
Proponents will be responsible for designing future urban services and facilities in accordance
with the engineering standards of the relevant urban municipality in proximity to the site. The
proponent must contact Corman Park to confirm the relevant urban municipality prior to
undertaking the design.
Future urban services and facilities shall be designed to the relevant urban municipality's
standard; however, with the support of the relevant urban municipality, they may be
constructed to a rural standard with a plan to transition to the urban standard in the future.
The design shall include the projected costs for the transition to the urban standard and a
mechanism to recover the costs that is acceptable to the relevant urban municipality. The
servicing agreement shall be registered on each parcel created by the subdivision.
Corman Park will enter into an intermunicipal agreement with the relevant urban municipality
regarding planning future urban services and facilities, and recovering the costs for providing,
altering, expanding or upgrading services and facilities that will be required when the subject
lands transition to urban servicing.
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8.
Implementation
The NCP will be part of the DOCP. It will be used to guide land use and development decisions
including proposals to amend the DOCP, rezone land or amend the text of the P4G District Zoning
Bylaw, subdivide land, and establish discretionary uses. It will guide the partner municipalities'
capital project priorities including regional transportation, servicing, and cost recovery plans.
8.1.
Monitoring, Review, and Evaluation
The NCP is a long-term planning document that promotes a vision for coordinated, compatible,
and consistent development within the Plan Area in the short- and long-term and provides
guidance and recommendations that work towards achieving that vision over time. The NCP
should be periodically reviewed and updated to reflect current priorities and circumstances until
the build-out of the Plan Area is achieved.
8.2.
Amending the Concept Plan
Where an amendment to the NCP is proposed, supporting information necessary to evaluate and
justify the amendment must be submitted to Corman Park. The amendment will be referred to
the P4G partner municipalities for review and comment and to the P4G District Planning
Commission, who in turn will make a recommendation to the partner Councils. Since the NCP is
adopted as part of the P4G DOCP, all the partner Councils must adopt by bylaw any amendment
to the NCP. Approval of the amending bylaws rests with the Minister of Government Relations.
8.3.
Plan Interpretation
To assist with the accurate interpretation of this Plan, the guidelines below are intended to provide
further clarification.
Unless otherwise specified in this Plan, the boundaries or locations of any symbols or areas
shown on a map are approximate only and should be interpreted as such. They are not
intended to define exact locations except where they coincide with clearly identifiable physical
features or fixed boundaries such as road or utility ROWs.
Exact measurements of distances or areas should not be taken from the maps in this Plan.
The land uses identified on the Land Use Concept are not to be interpreted as an approval for
a use on a specific site. No representation is made within this Plan that any specific site is
suitable for a particular purpose as detailed site conditions or constraints must be assessed
on a case-by-case basis as part of any development proposal.
Where the boundaries of a land use do not follow a recognizable physical feature or fixed
boundary, their precise location should be determined by Corman Park, in consultation with
the relevant urban municipality if the site is in a designated Future Urban Growth Area, at the
time of application.