Rural Municipality of Turtle River No. 469, Saskatchewan
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RURAL MUNICIPALITY OF
TURTLE RIVER NO. 469
OFFICIAL COMMUNITY PLAN
Prepared for:
THE RURAL MUNICIPALITY OF TURTLE RIVER NO. 469
Prepared by:
CROSBY HANNA & ASSOCIATES
LANDSCAPE ARCHITECTURE AND COMMUNITY PLANNING
SASKATOON, SK
APRIL 2018
The Rural Municipality of Turtle River No. 469
Bylaw No. 4-2018
A Bylaw of the Rural Municipality of Turtle River No. 469 to adopt the Official Community Plan.
The Council of the Rural Municipality of Turtle River No. 469, in the Province of Saskatchewan, in open
meeting assembled enacts as follows:
(1)
Pursuant to Section 29 and 32 of The Planning and Development Act, 2007 the Council of the Rural
Municipality of Turtle River No. 469 hereby adopts the Official Community Plan, identified as
Schedule "A" to this bylaw.
(2)
The Reeve and Administrator of the Rural Municipality of Turtle River No. 469 are hereby
authorized to sign and seal Schedule "A" which is attached to and forms part of this Bylaw.
(3)
This Bylaw shall come into force on the date of final approval by the Minister of Government
Relations.
Read a first time the
__________ day of ____________________, _________
Read a second time the
__________ day of ____________________, _________
Read a third time the
__________ day of ____________________, _________
Adoption of Bylaw this
__________ day of ____________________, _________
___________________________________
(Reeve)
SEAL
___________________________________
(Administrator)
Certified a True Copy of the Bylaw adopted by Resolution of Council
On the _________ day of ________________________, of the year ________
THE RURAL MUNICIPALITY OF TURTLE RIVER NO. 469
OFFICIAL COMMUNITY PLAN
Being Schedule "A" to Bylaw No. 4-2018
of the Rural Municipality of Turtle River No. 469
_________________________________
(Reeve)
SEAL
_________________________________
(Administrator)
TABLE OF CONTENTS
1
INTRODUCTION ............................................................................. 1
1.1
Scope and Purpose ........................................................................................................................ 1
1.1
Authority ....................................................................................................................................... 1
2
GOALS ........................................................................................... 3
2.1
Natural and Heritage Resource Base ............................................................................................ 3
2.2
Physical and Economic Development ........................................................................................... 3
2.3
Intergovernmental Interests and Involvement ............................................................................... 3
3
OBJECTIVES & POLICIES .................................................................. 5
3.1
Natural and Heritage Resources .................................................................................................... 5
3.2
Biophysical Constraints and Hazards ......................................................................................... 10
3.3
Municipal Infrastructure and Services ........................................................................................ 12
3.4
Intermunicipal and Jurisdictional Cooperation ........................................................................... 17
3.5
Agricultural Land Use and Development ................................................................................... 20
3.6
Residential Land Use and Development ..................................................................................... 26
3.7
Commercial / Industrial Land Use and Development ................................................................. 34
3.8
Recreation and Tourism .............................................................................................................. 39
4
FUTURE LAND USE ........................................................................ 41
5
SEPARATION DISTANCES BETWEEN USES ........................................ 47
6
IMPLEMENTATION ........................................................................ 49
6.1
Zoning Bylaw .............................................................................................................................. 49
6.2
Other Implementation Tools ....................................................................................................... 51
6.3
Other ........................................................................................................................................... 52
7
MULTI-PARCEL COUNTRY RESIDENTIAL AND COMMERCIAL /
INDUSTRIAL DEVELOPMENT PROPOSAL WORKBOOK ....................... 53
1
1
INTRODUCTION
1.1 SCOPE AND PURPOSE
The policies in this Official Community Plan address the need for future land use planning in the RM of
Turtle River No. 469 as well as other matters related to its physical, social and economic development.
The policies are intended to provide the RM of Turtle River with direction and guidelines for establishing
bylaws, programs and decision making on future land use and development proposals in the Rural
Municipality.
All development within the incorporated area of the RM shall conform to the objectives and policies
contained in this Official Community Plan. Crown lands that lie within the RM of Turtle River No. 469 are
governed by separate and / or additional provincial legislation to The Planning and Development Act. 2007.
1.1 AUTHORITY
In accordance with Sections 29 and 32 of The Planning and Development Act, 2007 (The Act), the Council
of the Rural Municipality of Turtle River No. 469 has prepared and adopted this Official Community Plan
to provide the Rural Municipality (RM) with goals, objectives and policies relating to approximately twenty
years of future growth and development within the community.
Section 32 of The Act provides that the Official Community Plan is required to contain statements of policy
with respect to:
(1)
sustainable current and future land use and development in the municipality;
(2)
current and future economic development;
(3)
the general provision of public work;
(4)
the management of lands that are subject to natural hazards, including flooding, slumping
and slope instability;
(5)
the management of environmentally sensitive lands;
(6)
source water protection; and,
(7)
the means of implementing the Official Community Plan.
The Province of Saskatchewan adopted the Statements of Provincial Interest Regulations effective March
29, 2012 applicable to community planning and development under Section 7 of The Act. Section 8 of The
Act provides that every Official Community Plan and Zoning Bylaw must be consistent with the Statements
of Provincial Interest Regulations.
In general the Statements of Provincial Interest Regulations address:
(1)
Agriculture and Value-Added Agribusiness
(2)
Biodiversity and Natural Ecosystems
(3)
First Nations and Métis Engagement
(4)
Heritage and Culture
(5)
Inter-municipal Cooperation
(6)
Mineral Resource Exploration and Development
(7)
Public Safety
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(8)
Public Works
(9)
Recreation and Tourism
(10)
Residential Development
(11)
Sand and Gravel
(12)
Shore Lands and Water Bodies
(13)
Source Water Protection
(14)
Transportation
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2
GOALS
2.1 NATURAL AND HERITAGE RESOURCE BASE
(1)
To conserve the aquatic and terrestrial ecological resources of the municipality.
(2)
To utilize, preserve and enhance the natural resources of the municipality in a manner which is
economically, socially and environmentally sustainable.
(3)
To provide ongoing opportunities for residents and non-residents of the municipality to enjoy and
appreciate the water and land resource values of the municipality.
2.2 PHYSICAL AND ECONOMIC DEVELOPMENT
(1)
To ensure sustainable physical development that reflects both market conditions and public needs
and is compatible with municipal financial capabilities and the need for resource conservation.
(2)
To strengthen the economic base of the municipality by creating a positive environment for
sustainable business development, especially as it relates to oil & gas development and agriculture.
2.3 INTERGOVERNMENTAL INTERESTS AND INVOLVEMENT
(1)
To obtain the support and assistance of senior governments in the realization of the goals and
objectives of this plan.
(2)
To support and complement the Statements of Provincial Interest Regulations in land use planning
and development, insofar as is practical.
(3)
To engage with neighbouring municipalities to identify issues and common interests in planning,
municipal servicing, and growth opportunities.
(4)
To participate in district and regional planning initiatives which are beneficial to the municipality.
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5
3
OBJECTIVES & POLICIES
3.1 NATURAL AND HERITAGE RESOURCES
3.1.1 FINDINGS
The Rural Municipality of Turtle River is located in the Turtle River Plain of the Boreal Transition
Ecoregion of the Prairie Ecozone. The Boreal Transition Ecoregion represents a transitional area
between boreal forest to the north and grasslands to the south while the Turtle River Plain is mainly an
undulating glaciofluvial plan with moderately sloping topography.
A total of approximately 148 ha (366 acres) of wetlands have been identified. In addition to providing
often important wildlife habitat, wetlands are generally unsuitable for most forms of development and
land use and may also present a flood hazard to many forms of development. Ensuring that land use
and development in wetland areas exhibits a high degree of fit with the opportunities and constraints
presented by wetland systems is an important consideration in land use and development decisions.
The RM of Turtle River is bounded on the west by the North Saskatchewan River. In addition to this,
Picnic Lake, used as a valuable tourism and recreation resource, and Ford Lake are also located in the
RM.
According to the Saskatchewan Archaeological Resource Management Database, at the Heritage
Conservation Branch (HCB) a total of 111 archeological sites have been recorded within the RM of
Turtle River as of December 2016. The identified archaeological sites consist of artifact scatters,
artifact finds and single features.
There is one designated provincial heritage property, the Pine Island Trading Post, a heavily wooded
38-ha island in the North Saskatchewan River. The property features the archaeological remains of
several late-eighteenth century fur trade posts.
Section 63 of The Saskatchewan Heritage Property Act empowers the Minister to require a developer
to conduct a Heritage Resource Impact Assessment or a Heritage Resources Impact Mitigation for any
development project (subdivision) that has the potential to impact significant heritage resources. On
the basis of documented heritage resources and criteria set out in The Saskatchewan Heritage Property
Act heritage sensitive quarter sections have been mapped for the RM for information purposes.
The Saskatchewan Terrestrial Wildlife Habitat Inventory provides on overview of terrestrial wildlife
habitat located in the RM of Turtle River at the time of the inventory. Providing a broad, comprehensive
application of terrestrial wildlife habitat, the wildlife concerns of this inventory are primarily with
mammals and birds having predominantly terrestrial habitat requirements. Consideration should be
given to potentially sensitive wildlife habitats located in the RM of Turtle River during land use and
development decisions.
Areas of potential critical wildlife habitat correspond with the locations of the North Saskatchewan
River and the Turtle River, and also include smaller areas dispersed throughout the RM.
The RM of Turtle River is located entirely within the Central Watershed Planning Unit of the North
Saskatchewan River Watershed. This watershed covers a total of 41,000 km2 and includes the Battle
River, Eagle Creek, and the Goose Lake internal drainage basin.
Approximately 80,000 km2 of land contributes runoff to the North Saskatchewan and Battle Rivers
before these rivers flow into Saskatchewan. The Battle River is the largest tributary to the North
Saskatchewan River in Saskatchewan but contributes less than 5 percent of the total flow.
The Council of the RM of Turtle River recognizes that it has a role and responsibility for stewardship
of the environment. Consideration should be given to protection of source water within the RM of
Turtle River.
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There are three private gravel pits located in the municipality, located in NE-23-49-21-W3M, SE-36-
49-20-W3M, and SW-28-49-19-W3M.
Consideration should be made towards the development of land use policy that ensures future
development is consistent with the protection of significant natural resources in the Municipality.
The Statements of Provincial Interest Regulations provides the following statements (which are
addressed in the objectives and policies that follow):
o The province has an interest in ensuring Saskatchewan's cultural and heritage resources are
protected, conserved and responsibly used.
o The province has an interest in the protection of water sources that provide safe drinking water.
o The province has an interest in conserving Saskatchewan's biodiversity, unique landscapes
and ecosystems for present and future generations.
o The province has an interest in maintaining and encouraging the exploration for and
development of mineral resources.
o The province has an interest in environmental stewardship, responsible development and
public access to provincial water bodies and shore lands.
o The province has an interest ensuring that sand and gravel resources are accessible for
development.
3.1.2 OBJECTIVES AND POLICIES
Objective 3.1.2.1
Natural Features
To protect natural features, resources, communities and ecosystems in the municipality, and to encourage
the preservation of natural wildlife habitat areas and other significant areas of natural vegetation.
Policy (a)
Council will work with agencies of the provincial government to protect any significant
heritage resources, critical wildlife habitat, or rare or endangered species located in the
municipality. Where significant potential for the occurrence of such features or resources
has been identified to Council, Council may delay development until such time as the
requirements of the relevant provincial agencies to protect such resources have been
obtained. Any costs associated with meeting such requirements will be the responsibility
of the applicant.
Policy (b)
The RM of Turtle River's wetland areas along lakes, sloughs or creeks will be protected
and, where appropriate, integrated with recreational uses and development. Future
development will not alter such wetland areas other than by the addition of appropriate
structures such as walkways, pedestrian bridges, boardwalks, and interpretive media.
Policy (c)
Development shall not damage or destroy fish habitat within the municipality, nor
needlessly destroy unique flora or critical wildlife habitat.
Policy (d)
Development shall avoid land that is environmentally sensitive.
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Objective 3.1.2.2
Water Resources
To protect ground water and other water resources from contamination to ensure a safe supply of drinking
water and to maintain the highest possible level of overall water quality in the municipality.
Policy (a)
Development shall not deplete or pollute groundwater in the municipality.
Policy (b)
Council shall be committed to the protection of ground and surface water, public health,
property, and the environment through the use of water management programs that:
(i)
maintain healthy ecosystems; and
(ii)
ensure the provision of safe and reliable drinking water.
Policy (c)
Developments shall not injuriously affect, and shall be encouraged to protect, sustain, and
safely incorporate water bodies, waterways, shore lands, groundwater, wetlands, and
riparian areas, including the North Saskatchewan and Turtle Rivers.
Policy (d)
Agricultural practices, particularly with regard to manure management and chemical
application, shall minimize risks to groundwater and surface water to the greatest extent
possible.
Policy (e)
Chemicals and other products shall be stored, handled, manufactured, managed and used
with methods that prevent and avoid contamination with aquifers and well heads.
Policy (f)
The RM shall work in partnership with the Saskatchewan Water Security Agency to
maintain and conserve the North Saskatchewan River Watershed and its source water
resources.
Policy (g)
Proponents may be required to investigate subsurface soil and groundwater conditions prior
to development work to demonstrate the natural or engineered containment will adequately
protect groundwater resources. Such work must be carried out by a qualified professional
engineer or geoscientist.
Objective 3.1.2.3
Sustainable Development
To support the subdivision and development of land in the municipality in an environmentally sustainable
manner.
Policy (a)
Council may employ site-specific planning programs, either alone or in cooperation with
other agencies, organisations or governments, to protect water bodies, waterways and shore
lands. Council may limit, restrict, delay or prohibit development in these areas until site-
specific planning has been completed and/or until Council is satisfied that specific
development projects will sustain these areas. Site-specific plans may result in limiting or
prohibiting development in these areas.
Policy (b)
No development will begin until Council has considered the size and configuration of an
adjoining waterway, water body or shore land, the capacity for public access, the potential
impacts (social, economic and environmental) of development, general and site-specific
environmental and ecosystem characteristics, and economic potential for development in
the area. The developer is responsible for all expenses associated with these
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recommendations. These studies shall be undertaken by qualified professionals at the
expense of the developer.
Objective 3.1.2.4
Historical and Heritage Resources
To protect historic, archaeological and other features, resources or sites of cultural heritage significance
from incompatible development and, where such protection cannot be achieved, to ensure appropriate
mitigation of impacts.
Policy (a)
Development shall not damage, destroy, or otherwise negatively impact any building or
site deemed to be of cultural, historical, or heritage significance.
Policy (b)
Ensure that subdivision of land in potentially heritage sensitive parcels occurs in
accordance with the guidelines and criteria identified by the Heritage Conservation Branch
of Saskatchewan. The RM of Turtle River may delay development until such time as the
requirements of the relevant provincial agencies to protect such resources (such as the
undertaking of mitigative measures) has been obtained. The developer may be required to
contract a professional to assess potential impact(s) to the development area. Any costs
associated with meeting such requirements will be the responsibility of the applicant.
Policy (c)
Support the designation of provincial heritage and municipal heritage buildings and sites
within the municipality.
Objective 3.1.2.5
Aggregate Resources
To protect known aggregate (gravel) and other mineral sources from incompatible forms of development
and accommodate industries which utilize these resources while ensuring that aggregate exploration and
extraction uses do not conflict with other land uses and development within the Municipality.
Policy (a)
Subdivision of land for non-agricultural use shall not be permitted on land known to have
source gravel potential so as to not interfere with future extraction.
Policy (b)
The extraction, processing and storage of raw materials including sand, gravel, clay, earth,
topsoil or mineralized rock shall be subject to the following policies:
(i)
Council shall encourage the extraction of significant commercial mineral resources
prior to development that would preclude or constrain future extraction of the
resource.
(ii)
Aggregate resource industries shall be listed as discretionary uses in the Zoning
Bylaw.
(iii)
Council shall consider discretionary use applications for aggregate resource
industries subject to:
(a)
reclamation and restoration of the land for an approved end use;
(b)
the manner in which the pit or quarry is to be operated;
(c)
limiting or avoiding land use conflict due to noise, vibration, smoke, dust,
odour or potential environmental contamination; and,
(d)
minimizing the effect of the operation on infrastructure and services
including but not always limited to roadways.
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(e)
ensuring road access is sufficiently located as to limit impact on existing
residential dwelling units.
(iv)
Aggregate resource industries shall meet all municipal bylaws and provincial
regulations respecting access to and from provincial highways and municipal roads
and shall ensure that road access to the operation is located, as far as possible, from
existing residential dwelling units.
(v)
Multi parcel country residential developments or intensive recreational
developments shall not be located within 600 m (2,000 ft) of an aggregate resource
deposit.
(vi)
Single parcel country residences or residential sites shall not be located within 305
m (1,000 ft) of an aggregate resource deposit.
(vii)
Aggregate resource extraction, processing, and storage industries shall establish a
buffer area between the operation and surrounding land uses.
(viii)
Aggregate resource extraction, processing and storage industries shall ensure that
operations within the municipality are screened, bermed or landscaped.
Objective 3.1.2.7
Oil and Gas Development
To support oil and gas exploration, extraction and development in the municipality.
Policy (a)
Petroleum pipelines, oil and gas wells and related facilities shall be encouraged in the RM,
and shall permitted uses in agricultural and industrial zoning districts.
Policy (b)
Dry and abandoned well sites, stratigraphic test wells, and associated facilities shall be
assessed, decommissioned and reclaimed pursuant to Section 56 (1) of The Oil and Gas
Conservation Regulations upon abandonment or decommissioning.
Policy (c)
A Detailed Site Assessment (DSA) shall be submitted in conjunction with an application
for Acknowledgement of Reclamation (AOR) to substantiate the satisfactory reclamation
of the site to the Ministry of the Economy.
Policy (d)
Oil and gas exploration, extraction and development within the RM shall occur in
accordance with The Oil and Gas Conservation Regulations, 2012.
Policy (e)
Multi parcel country residential developments, single parcel country residences and
residential sites located in proximity to oil wells may be subject to separation requirements
from an oil well, as per The Subdivision Regulations.
Policy (f)
Multi parcel country residential developments, single parcel country residences and
residential sites located in proximity to sour gas wells with H2S concentrations over 100
ppm may be subject to separation requirements based on guidelines as recommended by
the Ministry of Government Relations.
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3.2 BIOPHYSICAL CONSTRAINTS AND HAZARDS
3.2.1 FINDINGS
Approximately 80,000 km2 of land contributes runoff to the North Saskatchewan and Battle Rivers
before these rivers flow into Saskatchewan.
There are no licensed dams or other infrastructure projects (flood control projects) within the RM of
Turtle River.
As the entire western and southern boundary of the RM of Turtle River runs along the North
Saskatchewan River, hazards including slope instability and flooding may be present. No in-depth
study regarding these type of hazards has been undertaken on the length of the river located within the
RM, however, the potential for hazards exists and should be investigated on a case by case basis when
development is proposed.
The Turtle River also runs through the length of the RM in a north/south direction, eventually draining
into the North Saskatchewan River.
Other potential hazards that exist within the RM include high pressure pipelines.
Consideration should be given to the development of policy to address development on or near land
potentially susceptible to natural hazards such as flooding, slope instability, erosion and expansive clay
soils, and other manmade hazards.
Development in the RM will need to continue to have regard for appropriate Safe Buildings Elevations
as recommended by the Water Security Agency.
The Statements of Provincial Interest Regulations provides the following statement concerning
biophysical constraints on development (which is addressed in the objectives and policies that follow):
o The province has an interest in ensuring the safety and security of individuals, communities
and property from natural and human-induced threats.
3.2.2 OBJECTIVES AND POLICIES
Objective 3.2.2.1
Development on Potentially Hazardous Land
To discourage development on potentially hazardous land and ensure that appropriate development
standards are met when development is feasible.
Policy (a)
Ensure the most recent information on potential flood hazard areas within the municipality
as it relates to new subdivision applications and applications for development permits is
used.
Policy (b)
Development shall avoid land that is potentially hazardous due to flooding, erosion,
slumping, slope instability or contamination.
Policy (c)
Where subdivision or development is proposed for what Council considers may be hazard
land, or on land within +/- 0.5 metres of the Safe Building Elevation as established, the
applicant may be required to submit a report, prepared by professionals certified to assess
relevant factors, to assess the geotechnical suitability of the site, susceptibility to flooding,
slope instability or other environmental hazards, together with any required mitigation
measures. Council may refuse to authorize development on hazard land or may permit
development only in accordance with specified mitigation measures. These measures may
be attached as a condition for a development permit approval. The costs associated with
11
undertaking specified mitigation measures, and with providing the required documentation
related to any specified mitigation measures will be borne by the applicant or proponent of
the proposed development.
Policy (d)
Where there is subdivision of land, any areas that are determined to be hazard land, where
mitigation of the identified hazard has been determined by the approving authority as not
feasible or as undesirable, shall be designated as environmental reserve in accordance with
The Planning and Development Act, 2007.
Policy (e)
As per the Statements of Provincial Interest, insofar as is practical, the development of new
buildings and additions to buildings in the flood way in the 1:500 year flood elevation of
any watercourse or water body shall be prohibited.
Policy (f)
As per the Statements of Provincial Interest, insofar as is practical, development of new
buildings and additions to buildings to an elevation of 0.5 metres above the 1:500 year
flood elevation of any watercourse or water body in the flood fringe shall be flood-proofed.
Policy (g)
Establish development standards for development on or near hazard lands in the Zoning
Bylaw.
Policy (h)
Council may require new development to provide adequate surface water drainage to
maximize on site infiltration and minimize increased overland flow of water from the
development to adjoining land and drainage infrastructure. The use of drainage techniques
and material such as permeable pavement to facilitate on-site stormwater infiltration and
storage that reduces the amount of runoff will be encouraged. Site design techniques that
minimize paved areas and soil compaction and preserve natural open spaces including
existing trees and natural drainage channels will also be encouraged. Additionally, Council
may require that new development provide an adequate degree of suitable landscaping to
enhance the visual amenity of the site in keeping with the existing and preferred
neighbourhood character.
Objective 3.2.2.2
Development Constraints
To manage development on potentially development constrained land and ensure that appropriate
development standards are met when development is feasible.
Policy (a)
The RM will utilize Map 2 - Development Constraints to assess development constraints
and acceptability of proposed subdivision and development within the municipality.
Future subdivisions or re-zoning for multiple parcel residential, commercial or industrial
development shall avoid conflict with existing land uses and be sensitive to development
constraints and considerations.
Policy (b)
All proposed developments adjacent to high pressure pipelines should demonstrate how
the development responds to the Recommended Set Back and Utility Corridor
Requirements, 2015 prepared by SaskEnergy and TransGas and all other relevant acts and
regulations.
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3.3 MUNICIPAL INFRASTRUCTURE AND SERVICES
3.3.1 FINDINGS
The RM is responsible for the maintenance of approximately 250 km of grid roads in the
municipality. Provincial Highway #26 also passes through the RM. To ensure that future
development does not place additional unnecessary pressure on existing road maintenance
obligations of the Municipality, consideration should be given to the development of municipal
servicing policies.
There are no remaining rail lines within the RM, however, one airstrip, located west of the Village
of Edam, and the Paynton Ferry (crossing the North Saskatchewan River) are both located within
the municipality.
There are no landfills located within the municipality. A waste transfer station is located within
SE-26-48-19-W3M.
Two sewage lagoons are located within the RM. One owned and operated by the Village of Edam
and the other, a grey water lagoon, servicing the Hamlet of Vawn. The Subdivision Regulations,
2014, requires a 457 metre, or other setback as may be established by the Ministry of Environment,
from residential and other types of development.
Edam's sewage lagoon has only moderate capacity for development as noted by the Village in its
Official Community Plan. Growth scenarios for the Village may require a review of current
capacity of the lagoon to ensure that additional development can be handled by existing
infrastructure. In 2016, the Village indicated that a lagoon assessment would be conducted after a
minimum population increase of 75 people to ensure adequate capacity.
The RM of Turtle River will work with the Village of Edam in ensuring eventual expansion of the
lagoon that is located within the RM.
Two raw water sites are located within the RM, one in NE-10-47-20-W3M and the other in SW-
13-49-20-W3M. The RM does not have a public raw water distribution system.
The RM does not have a formal asset management plan in place, however, all capital assets
(including any new capital purchases or upgrades) are registered with a straight line depreciation
that is used for budgeting purposes.
As a condition of subdivision approval, it is suggested that the municipality consider creating a
policy stating that applicants shall enter into a servicing agreement with the municipality, as
provided in Section 172 of The Planning and Development Act, 2007.
Section 169 of The Act provides Council the authority to establish development levies, by bylaw,
intended to recover capital costs of services and facilities that directly or indirectly serve land that
is not subject to an application for subdivision. Providing Council has passed a Development Levy
Bylaw subject to Sections 169 and 170 of The Act, Section 171 of The Act authorizes Council to
enter into a development levy agreement with the applicant or owner to pay development levies.
With respect to future management and disposal of solid waste and sewage, the development of
appropriate waste management policies is needed.
Consideration should be given towards the development of policies to clarify the level and types of
services the Municipality is capable of delivering to country residential developments.
To ensure that future development in the Municipality can be adequately serviced by municipal
infrastructure systems, consideration should be made towards the development of appropriate
infrastructure and servicing policies.
The Statements of Provincial Interest Regulations provides the following statements concerning
public works and transportation (which are addressed in the objectives and policies that follow):
o The province has an interest in safe, healthy, reliable and cost effective public works to
facilitate economic growth and community development.
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o The province has an interest in safe, cost effective transportation systems that meet existing
and future needs for economic growth, community development and diversification.
3.3.2 OBJECTIVES AND POLICIES
Objective 3.3.2.1
Servicing Thresholds
To ensure adequate servicing capabilities for future development by existing facilities or by expansion to
infrastructure.
Policy (a)
All developments shall provide for:
(i)
individual on-site water supply appropriate to the proposed use; or,
(ii)
water supply from a regional water distribution system; or,
(iii)
an independent communal water supply system approved pursuant to either The
Public Health Act, 1994 and associated regulations, as administered by the
Regional Health Authority or The Environmental Management and Protection Act,
2002 and associated regulations.
All developments shall provide for:
(iv)
on-site liquid waste treatment and disposal approved pursuant to The Public Health
Act, 1994 and associated regulations, as administered by the Regional Health
Authority; or,
(v)
an independent communal sewage collection, treatment and disposal system
approved pursuant to either The Public Health Act, 1994 and associated
regulations, as administered by the Regional Health Authority or The
Environmental Management and Protection Act, 2002 and associated regulations.
Policy (b)
The RM will not support new development or subdivision applications unless
infrastructure and utility systems and services have adequate capacity, including the
availability of a licensed solid waste management facility for use by the new development.
Policy (c)
The RM will not be responsible for the capital costs associated with the provision of
municipal services to new subdivisions, except for developments owned by the
municipality. Where a private development requires municipal services, the proponent will
be responsible for all costs associated with providing the services. Council may require a
proponent of a development to undertake an engineering study that clearly articulates the
on- and off-site infrastructure required to support the development. On-site and off-site
infrastructure to support new development proposals may:
(i)
already exist and have the capacity to support the development, subject to the
payment of applicable levies or fees; or
(ii)
be proposed to be constructed by the developer as an integral component of the
development itself.
Policy (d)
Council will consider all new developments containing communal water and sewer systems
on the basis that the users of these systems will be responsible for the costs of their
construction, management and operation through the auspices of a public body, a resident
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association or a private utility arrangement in the form of a cooperative or non-profit
corporation.
Policy (e)
Council will consider any proposals by residents of a multiple lot country residential area
for the development of a communal water distribution system. Proposals must be based on
a preliminary engineering report outlining design requirements and cost estimates for the
proposed system and be accompanied by evidence of resident support for the proposal.
Financing for any approved system will be derived pursuant to The Local Improvement
Act. Council will require in its approval that residents assume responsibility for ongoing
operation and maintenance of the system through the auspices of a public or private utility.
Policy (f)
Council may, subject to a request by the majority of residents of a multi-parcel country
residential area, agree to the provision of an extended service such as dust control or greater
than normal snow clearing service. The financing of such service will be arranged through
enactment of a special tax bylaw pursuant to the provisions of Section 312 of The
Municipalities Act, 2005.
Policy (g)
Council may establish, by separate bylaw, policies respecting garbage pickup and solid
waste disposal in country residential subdivisions and other areas of the RM.
Policy (h)
When reviewing development proposals, Council may request utility companies and/or oil
companies to indicate their existing and future services in and around the area of the
development proposal. The availability of such services will be a consideration in
Council's position with respect to development proposals.
Policy (i)
Storm water management shall be designed by a professional engineer in accordance with
appropriate engineering standards.
Policy (j)
Where the development of new or upgraded liquid and solid waste disposal facilities is
proposed, consideration shall be given to the regionalisation of such facilities, provided the
projects are also being funded regionally.
Objective 3.3.2.2
Locational Criteria
Policy (a)
Public works in the form of solid and liquid waste management or disposal facilities will
be allowed at the discretion of Council subject to locational and development standards as
specified in the Zoning Bylaw and subject to the following locational policies:
(i)
Public works in the form of solid and liquid waste management or disposal
facilities have the potential to negatively affect the general welfare of nearby
residents and the quality of recreation opportunity, relating to such factors as
odours, blowing debris, decreased land values and perceived hazards. Therefore,
in order to minimize conflict between such public works and other development,
policies for separation between public works in the form of solid and liquid waste
management or disposal facilities and other principal land uses are listed in Table
5-1.
(ii)
Council may consider approving a lesser separation than that set out in Table 5-1
where the applicant establishes that the development will minimize the potential
for conflict with adjoining uses in accordance with the following provisions:
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(a)
A copy of an agreement between the applicant and the owner(s) of the
other affected development or urban Council (as appropriate), agreeing to
such lesser separation must be submitted to Council who may use this
information in its consideration to reduce the separation distances as set
out in Table 5-1. Such agreements between an applicant and an owner
(owners) of another development (other developments) must contain the
provision that the parties to the agreement will register an interest to the
titles of the affected land. Where such agreements are made, Council shall
be a party to the agreement and may use Section 235 of the Act to register
an interest to the title(s) of the affected lands.
(iii)
Council may require a greater separation than set out in Table 5-1. This would only
apply where an unacceptable land use conflict would result with existing
developments (e.g. in instances where higher nearby development intensity or
topographic situation results in greater potential for conflict and where such greater
separation would serve to reduce the conflict to acceptable levels).
(iv)
Using the discretionary use procedure outlined in the Zoning Bylaw, Council shall
require public notice of a proposal for the development, expansion or alteration of
a solid or liquid waste management or disposal facility and shall hold a public
hearing on the proposal.
Objective 3.3.2.3
Servicing Agreements for New Subdivisions
To ensure that the cost of required infrastructure for development is known and covered by servicing
agreement fees.
Policy (a)
Where a subdivision of land will require the installation or improvement of municipal
services such as roads or streets, utilities, water supply systems, sewage disposal facilities,
and fire protection facilities the developer will be required to enter into a servicing
agreement with the municipality to cover the capital costs as defined in the Planning and
Development Act, 2007 with respect to the installation or improvements including, where
necessary, charges to cover the costs of improvement or upgrading of services that directly
or indirectly serve the proposed subdivision. These charges may differ from one proposed
subdivision to another based on the particular needs of each development. Council will, by
resolution, establish the standards and requirements for such agreements and charges,
including the posting of performance bonds or letters of credit.
Objective 3.3.2.4
Transportation
To ensure that the road maintenance obligations created by any future residential development can be
fulfilled, and that future development does not create any traffic safety issues.
Policy (a)
The Rural Municipality will cooperate with the Ministry of Government Relations, the
Ministry of Highways and Transportation, and adjacent municipalities and other adjacent
jurisdictions in long-term planning that addresses its transportation needs.
Policy (b)
Council will endeavour to upgrade the major access roads in the municipality, within the
Rural Municipality's ability to pay for such upgrades, and with the support of senior
government funding wherever possible.
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Policy (c)
Development shall not create any potentially unsafe traffic conditions. Council will ensure
that appropriate road designs, speed limits and traffic control devices are used to help
ensure traffic and road safety.
Policy (d)
Development along provincial highways shall be consistent with the safety standards and
access policies established by the Ministry of Highways and Transportation.
Policy (e)
The Rural Municipality will not be responsible for the paving of roads in all subdivisions
unless a service agreement is formed between Council and the developer.
Policy (f)
Subdivision applications requiring a permanent street or road closure, intended to correct
encroachments by development on municipal road right-of-ways, will only be supported
after a review by Council, to ensure that:
(i)
it is determined that the permanent street or road closure would not restrict or
compromise access to other sites / areas in the municipality; and
(ii)
it is determined that the street closure would not have an adverse effect on the
Rural Municipality's ability to maintain or repair municipal streets and roads.
Policy (g)
Map 1 - Development Considerations identifies key transportation corridors that could
potentially support future development with the least amount of new road infrastructure.
Development in these corridors is subject to all other policies in this plan including the
ability for on and off-site infrastructure to support the development.
Policy (h)
The Rural Municipality will work towards partnerships to upgrade roads in the
municipality in order to enhance economic development opportunities.
Objective 3.3.2.5
Asset Management
To ensure a clear picture of the current state of the RM's municipal infrastructure in order to manage it
effectively over the long-term.
Policy (a)
The RM may consider utilizing and implementing a formal Asset Management Plan in
order to sustainably provide an appropriate level of service to residents and visitors and to
support long term financial planning.
Policy (b)
Ensure consistency between all long term planning documents going forward including
this Official Community Plan, Asset Management Plans, Long Term Financial Plans, and
others.
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3.4 INTERMUNICIPAL AND JURISDICTIONAL COOPERATION
3.4.1 FINDINGS
The RM of Turtle River is bordered on the south and to the west, across the North Saskatchewan
River by the RM of Payton No. 470 and the RM of Battle River No. 438. To the north is the RM
of Mervin No. 499 and to the east are the RM's of Parkdale No. 498 and Meota No. 468.
Communities within the RM of Turtle River include the Village of Edam and the unorganized
Hamlet of Vawn. The City of North Battleford is located 60 km southeast of the Village of Edam.
There are no First Nation Reserves located in the RM.
The population of the RM of Turtle River experienced a slight increase between 2006 and 2011
and then a drop in population from 2011 to 2016. An optimistic moderate growth model predicts
an increase to a population of 441. Continued successful development opportunities in the region,
may see more robust growth to a population of 564.
With respect to inter-municipal / jurisdictional cooperation and the joint delivery of services,
consideration should be given to the pursuit of inter-municipal agreements with the interest of
improving municipal services and providing them on a more cost-effective basis with neighbouring
municipalities and First Nations.
The RM of Turtle River has several agreements with neighbouring jurisdictions including: the
Village of Edam establishing a Joint Fire Department; the surrounding RM's for Mutual Aid; and
the RM of Meota No. 468, the Resort Village of Metinota and the Village of Meota for firefighting
services.
The RM of Turtle River has an interest in collaborating with surrounding municipalities and other
governmental agencies on infrastructure projects, planning and other areas of mutual interest.
The Statements of Provincial Interest Regulations provides the following statement concerning
intermunicipal cooperation (which are addressed in the objectives and policies that follow):
o The province has an interest in promoting inter-municipal cooperation that facilitates
strong partnerships, joint infrastructure and coordinated local development.
3.4.2 OBJECTIVES AND POLICIES
Objective 3.4.2.1
Inter-Municipal Service Provision
To facilitate inter-municipal / jurisdictional cooperation in providing municipal services that are more cost-
effective and efficiently delivered on a regional basis.
Policy (a)
The RM Turtle River will continue to pursue inter-municipal cooperation, with the Village
of Edam and other neighbouring municipalities, in the provision of municipal services with
the interest of improving and providing them on a more cost-effective basis.
Objective 3.4.2.2
Inter-Municipal Cooperation
To facilitate communication and cooperation with neighbouring municipalities and other governmental
organizations in joint planning initiatives and future growth directions, based on the planning needs of the
overall region.
Policy (a)
Council will facilitate cooperation with its municipal neighbours with respect to the impact
of development decisions on the neighbouring community's services, facilities, residents
18
and/or natural resources. Council may refer development or subdivision applications to the
Village of Edam for review and comment.
Policy (b)
In the interests of strengthening regional planning, Council will participate in joint planning
studies and initiatives, ideally with the support of senior government funding.
Policy (c)
In areas adjacent to the Village of Edam, it is important to ensure that developments do not
cause adverse effects upon existing or proposed future urban land uses or servicing
requirements. In order to ensure that future growth can occur in an orderly and planned
fashion, it is imperative for the Village to identify future development areas outside of
current Village boundaries for long term growth. Creating a mutually beneficial partnership
with the Village of Edam will be vital in ensuring complementary development occurs in
future growth areas.
Policy (d)
Lands in proximity to the Village of Edam that have been identified as having potential for
future urban growth are designated on Map 1 - Development Considerations as: "areas to
be studied for future urban growth".
Policy (e)
Council may reduce the prescribed separation distances contained in Table 5-1 where:
(i)
the land use being separated is located in another Rural Municipality;
(ii)
the Council of the other affected Rural Municipality is consulted prior to approval
of the proposed development; and
(iii)
appropriate fencing, screening, berming, building and site orientation, road
upgrading or other similar measures are provided to mitigate potential land use
conflicts.
Objective 3.4.2.3
Communication and Referral Process
To provide greater certainty for land use decisions where impacts cross municipal boundaries
Policy (a)
The RM will work with the Village of Edam when designating or amending policy areas
within the rural-urban fringe as indicated on Map 1 - Development Considerations
contained within this Official Community Plan.
Policy (b)
The RM of Turtle River intends to ensure that future land use and development in the urban
interface will be compatible with future village growth aspirations to ensure that
development and land use adjacent to urban areas will not hinder future village growth.
All applications for subdivision and development of land situated within the Rural-Urban
Fringe as identified on the Map 1 - Development Considerations, as well as zoning map
amendments, discretionary uses, transportation plans and drainage plans that may impact
across municipal boundaries shall be referred to the Village for review and comment.
Objective 3.4.2.4
Annexation
To provide opportunity for the Village of Edam to grow.
Policy (a)
Council will evaluate annexation proposals by the Village of Edam with consideration of
its impacts on:
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(a)
adjacent land uses;
(b)
the relationship of annexed lands to the Village's growth strategy as defined within
its Official Community Plan; and
(c)
on the financial implications of the annexation.
Policy (b)
Council will favourably consider boundary alteration proposals where the boundary
alteration proposal is intended to accommodate community growth and development
sufficient to accommodate up to twenty (20) years projected growth as identified in the
Village's Official Community Plan.
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3.5 AGRICULTURAL LAND USE AND DEVELOPMENT
3.5.1 FINDINGS
The Soil Survey report for the RM of Turtle River indicates that a total of 6,498 ha (16,058 acres)
is rated as "prime farmland" in terms of its capability for dryland agricultural production of
common field crops (approximately 10% of the entire RM), with the majority of the RM being
rated as "moderate" (40,594 ha) or over 60%. Protecting prime farmland from being
unnecessarily taken out of production for non-agricultural use is an important consideration in
land use and development decisions.
The primary land use in the RM of Turtle River is agriculture and its associated residential
development, followed by oil and gas development. Most of the municipality is made up of
agricultural activity, with farm houses spread throughout fairly evenly along a network of
municipal grid roads.
Flexibility, in terms of site size for agricultural development, will be needed in order to
accommodate development of intensive agriculture, small-scale farms, farm diversification, and
agricultural innovation.
To accommodate farmland subdivision to reflect the realities of farm debt settlement, farm
consolidation, estate settlement, natural and man-made barriers and natural vegetation patterns,
consideration should be given toward the development of appropriate and flexible policies.
Consideration should be given toward the development of policies to provide for the orderly
development of farm-based businesses in the municipality (e.g. seed-cleaning plants).
Consideration should be given toward the development of policies to contend with the location and
development of Intensive Livestock Operations. Such policies should reflect the roles and
responsibilities of both the province and the Municipality in controlling ILO development.
There are no intensive livestock operations (greater than 300 animal units) located in the RM.
The Statements of Provincial Interest Regulations provides the following statement concerning
agriculture and value-added agribusiness (which is addressed in the objectives and policies that
follow):
o The province has an interest in supporting and promoting a sustainable and dynamic
agricultural sector that optimizes the use of agricultural land for growth opportunities and
diversification in primary agricultural production and value-added agribusiness.
3.5.2 OBJECTIVES AND POLICIES
Objective 3.5.2.1
Protection of Farm Land
To recognize the value of high quality agricultural land for continuing productive agricultural use in order
to protect agricultural land use from negative impacts of non-agricultural use and development.
Policy (a)
The primary agricultural uses include grain farming, mixed grain/livestock operations,
farm operations and farm residences, intensive agricultural uses, agricultural related
commercial and industrial developments, and farm or home-based businesses. The Zoning
Bylaw will contain an Agriculture zoning district to provide for these uses and compatible
development.
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Objective 3.5.2.2
Agriculture
To accommodate traditional forms of agricultural activity, land use, subdivision and development.
Policy (a)
Accommodate primary agricultural uses including grain farming, mixed grain/livestock
operations, farm operations and farm residences, intensive agricultural uses, agricultural
related commercial and industrial developments, and farm or home-based businesses. The
Zoning Bylaw will contain an Agriculture District to provide for these uses and compatible
development. The quarter section (64.75 hectares or 160 acres) is recognized as the primary
land unit for general agriculture; however, reduced areas and specific development
standards will be considered in order to accommodate the development of smaller or more
intensive forms of agriculture. Due to the limited availability of agricultural land and the
forested nature of most of the municipality, smaller parcels of land used for agriculture
may be appropriate when full quarter sections are not feasible, and is encouraged when it
is deemed to be so, due either to the nature of the development or to the nature of the
environment or setting.
Policy (b)
Agricultural Subdivision Policy
In general, the fragmentation of agricultural holdings is not encouraged. However,
subdivision of land into parcels smaller than a quarter section for legitimate agricultural
purposes will be permitted under any of the following scenarios:
(i)
The severity of a financial crisis for a particular agricultural operation is
demonstrated, in Council's opinion, to warrant the subdivision of a smaller site to
assist debt restructuring or settlement.
(ii)
It is fragmented from the balance of the quarter section by either natural (river,
creek, coulee, etc.) or manmade (roadway, railway, etc.) barriers.
(iii)
It is intended to be consolidated under one title with adjacent land, in accordance
with The Land Titles Act, 2000, to create a more viable agricultural unit.
(iv)
The agricultural parcel created results from the subdivision of land for purposes
consistent with the objectives and policies in this plan.
(v)
It is intended to accommodate estate planning or settlement.
(vi)
It will accommodate the purchase or lease of Crown land.
(vii)
It is intended to avoid unnecessary changes to, or to work with, the natural
vegetation pattern or topography of the area.
(viii)
It will accommodate a new railway or road right-of-way or a widening of an
existing railway or road right-of-way.
Policy (c)
Farm Dwellings
One farm dwelling will be permitted as an accessory use to a farm operation. One
additional dwelling unit may be allowed subject to discretionary use approval, by a
resolution of Council, if accessory to a legitimate agricultural operation and if it is intended
22
to accommodate farm workers. The granting of a dwelling development permit by Council
for such additional farm dwelling(s) shall not be construed, in any way, as consent or
approval for future subdivision.
Policy (d)
Communal Dwellings
Communal dwellings may be allowed, subject to discretionary use approval, by resolution
of Council, as an accessory use to a farm operation. The granting of a communal
dwelling(s) permit by Council shall not be construed, in any way, as consent or approval
for future subdivision.
Policy (e)
Farm-Based Businesses
(i)
It is recognized that farm based businesses and on-farm employment opportunities,
including but not limited to: bed and breakfast establishments and vacation farms,
can provide a valuable contribution to the diversified economic base of the
municipality. Farm based businesses shall be listed as discretionary uses in the
Zoning Bylaw. Approvals will be based on the evaluation of individual operations
relative to specific Zoning Bylaw criteria to ensure that the agricultural character
or land value is not diminished.
(ii)
Farm based businesses that include the provision of commercial accommodation,
including but not limited to bed and breakfast establishments and vacation farms,
shall maintain minimum separation distances from existing industrial and
hazardous industrial uses as shown in Table 5-1.
(iii)
Farm based businesses shall be restricted to a maximum of five (5) on-site, non-
seasonal employees. Any business with more than five (5) on-site, non-seasonal
employees shall be required to seek commercial or industrial zoning designation.
Objective 3.5.2.3
Agricultural and Economic Diversification
To encourage agricultural and natural resource development which will improve the economic health of the
municipality; to provide opportunity for further development and land uses that will result in increased
economic diversification, agricultural innovation and agriculture-related value-added activity in the
municipality; and to provide for farm-based business opportunities.
Policy (a)
Agricultural Related Commercial and Industrial Uses
(i)
The Zoning Bylaw will list principal agricultural related commercial and industrial
uses as discretionary uses.
(ii)
Approval for such commercial or industrial developments may be granted if their
function is related to agriculture and only after a review by Council, to ensure that:
(a)
incompatibility with other land uses will be avoided, including
consideration of proximity to urban centres, and multi-parcel country
residential subdivisions;
(b)
policies for environmental quality control will not be jeopardized,
including water and waste disposal servicing;
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(c)
the design and development of the use will conform to high standards of
safety, visual quality and convenience;
(d)
the development will be situated along an all-weather municipal road;
(e)
all relevant approvals are obtained from government agencies for uses
such as anhydrous ammonia fertilizer facilities.
Objective 3.5.2.4
Intensive Agricultural Development
To accommodate intensive agricultural uses in the municipality provided they observe development
standards and do not override environmental concerns or create conflict between agricultural land use and
existing non-agricultural land use and development.
Policy (a)
Intensive Livestock Operations (ILOs)
(i)
It is Council's view that development of ILOs is appropriate, provided that
unacceptable land use conflicts are not created as a result of such development. In
general, Council will support the development of intensive agricultural and
livestock operations (ILOs) unless specific locational conflicts would be created.
(ii)
Intensive livestock operations involving 300 animal units or more will be permitted
subject to the discretion of Council in accordance with specific policies contained
herein. An expansion of an operation to provide for a greater number of animal
units than the maximum number specified in the initial discretionary use approval,
or any change in an operation which alters the species of animal reared, confined
or fed in the operation, shall require a new discretionary approval.
(iii)
The Zoning Bylaw may provide for the temporary confinement of cattle on a farm
operation during winter months as part of a permitted use general mixed farm
operation.
(iv)
Using the discretionary use procedure outlined in the Zoning Bylaw, Council shall
require public notice advertisement of a proposal that will result in development
of an intensive livestock operation, or in the expansion or alteration of an intensive
livestock operation requiring a new discretionary use approval, and shall hold a
public hearing on the proposal.
(v)
Council shall require an applicant to demonstrate that the water supply is sufficient
for the development and the supply for neighbouring developments will not be
adversely affected by the proposed operation.
(vi)
Council may require an applicant to utilize manure management practices or other
technology than conventional stockpiling and spreading.
(vii)
As a condition of approval, Council may impose standards to reduce the potential
for conflict with neighbouring uses which specify:
(a)
the location of holding areas, buildings or manure storage facilities on the
site;
(b)
manure management practices of the operation;
(c)
use of synthetic or other covers for liquid manure storage lagoons or
earthen manure storage facilities;
24
(d)
use of ventilation measures in buildings to control odours;
(e)
requirements for monitoring wells for water quality and quantity purposes;
(f)
annual confirmation of the availability of sufficient suitable lands for the
disposal of manure.
(viii)
As a condition of approval for wild boar operations, Council shall require that a
containment plan be submitted, setting out in detail the techniques and methods to
be used to keep the wild boars contained. The containment plan shall also contain
a contingency plan that sets out in detail how the operator will deal with escaped
wild boar.
Policy (b)
Locational Policies for Intensive Livestock Operations
(i)
In order to minimize conflicts between intensive livestock operations and other
development, policies for minimum separation between land uses are set out in
Table 5-1. These minimum separation distance policies shall apply both to
development, alteration or expansion of intensive livestock operations and to other
development proposed in the vicinity of existing intensive livestock operations.
(ii)
Council may consider approving a lesser separation than that set out in Table 5-1
where the applicant establishes that the development will minimize the potential
for conflict with adjoining uses in accordance with the following provisions:
(a)
A copy of an agreement between the applicant and the owner(s) of the
other affected development or urban Council (as appropriate), agreeing to
such lesser separation must be submitted to Council who may use this
information in its consideration to reduce the separation distances as set
out in Table 5-1. Such agreements between an applicant and an owner
(owners) of another development (other developments) must contain the
provision that the parties to the agreement will register an interest to the
titles of the affected land. Where such agreements are made, Council shall
be a party to the agreement and may use Section 235 of the Act to register
an interest to the title(s) of the affected lands.
(iii)
Council may require a greater separation from any liquid manure storage lagoon
or earthen manure storage facility involved in the operation, to residential and other
developments. A separation distance to the lagoon or storage facility from a
residence of 1.5 times the distance required as per Table 5-1 above will be
considered adequate.
Policy (c)
Other Intensive Agricultural Uses
(i)
Intensive agricultural uses, such as nurseries, market gardens and other forms of
agribusiness including agricultural product processing, energy production, and
agro-tourism aimed at diversification of the farm economy, will be encouraged and
permitted subject to the discretion of Council. Council may require the proponents
of such developments to demonstrate that the water supply is sufficient for the
development and the supply for neighbouring developments will not be adversely
affected by the proposed operation, as a basis for approval.
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(ii)
The Zoning Bylaw will contain minimum site size standards for intensive
agricultural uses. Smaller sites will be permitted for intensive agricultural uses,
excluding intensive livestock operations, to facilitate their development.
(iii)
New intensive agriculture development in the form of market gardens shall
maintain minimum separation distances from existing industrial and hazardous
industrial uses as shown in Table 5-1.
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3.6 RESIDENTIAL LAND USE AND DEVELOPMENT
3.6.1 FINDINGS
Field investigations identified an approximate total of 120 residences within the RM of Turtle River
(Statistics Canada: 150 in 2016) mainly consisting of farmhouses. The rural or farm-based
residential is, for the most part, associated with agriculture or related industry and is spread
throughout the RM fairly evenly along a network of municipal roads.
The RM has not attracted multiple parcel country residential development to the area, although this
type of development, with acreage style homes is becoming more commonplace in many RM's.
Policies related to this type of development (e.g. unique servicing needs) needs to be considered,
particularly with the continued development of other types of industry (e.g. oil and gas
development) in the RM.
The unorganized Hamlet of Vawn is also located within the RM, where several houses, a church,
a hotel, an outdoor rink and a park are located. Several vacant lots exist in the Hamlet providing
opportunity for additional development to take place. Consideration should be made for the
management of development within the Hamlet of Vawn.
Consideration should be made for the development of land use policy that minimizes the costs of
country residential development - including potential and future development - to the RM, and to
ensure that it is undertaken in an orderly, well-planned manner.
The Statements of Provincial Interest Regulations provides the following statement concerning
residential development (which is addressed in the objectives and policies that follow):
o The province has an interest in citizens having access to a range of housing options to meet
their needs and promote independence, security, health and dignity for individuals, and
enhancing the economic and social wellbeing of communities.
3.6.2 OBJECTIVES AND POLICIES
Objective 3.6.2.1
General Residential Policies
To accommodate a range of residential development in the municipality.
Policy (a)
The Zoning Bylaw will provide for some residential uses, forms and densities, as permitted
or discretionary uses, in other zoning districts, as appropriate.
Policy (b)
Residential building construction will be regulated by the municipality's building bylaw
and the National Building Code of Canada.
Policy (c)
Residential development shall avoid land that is prohibitively expensive for the
municipality to service.
Objective 3.6.2.2
Building and Lot Construction Standards
To ensure that buildings and lots are constructed and maintained to acceptable standards.
Policy (a)
The Zoning Bylaw will regulate the distances to buildings or structures from the property
line, the minimum space to be allowed between buildings, the maximum height of
buildings and structures and the maximum coverage of a site by buildings or structures.
27
Policy (b)
Development on residential sites, including accessory buildings and structures, which
include but are not limited to decks, patios and fences, shall be entirely contained within
the boundaries of the site on which it is proposed to be situated.
Objective 3.6.2.3
Single Parcel Country Residential Development
To accommodate single parcel country residential development on quarter sections.
Policy (a)
Single Parcel Country Residential
To retain the agricultural character of the municipality, a maximum of four (4) single-
parcel country residential subdivisions per quarter-section (64.75 hectares) will be allowed
to be subdivided on a discretionary basis in the A - Agriculture District. Additional
residential subdivision(s) may be permitted to be subdivided from a quarter-section for:
(i)
any site fragmented from the balance of a quarter section by either natural (river,
creek, coulee, etc.) or man-made (developed road, railway, etc.) barriers; or
(ii)
A previously developed, but now unoccupied farmyard.
Policy (b)
Locational Criteria
In order to minimize conflict between single-parcel country residential subdivisions and
other development, Council will observe the separation distances between single-parcel
country residential development and other existing land uses as listed in Table 5-1. Council
may consider approving a lesser separation than that set out in Table 5-1 where the
applicant establishes that the development will minimize the potential for conflict with
adjoining uses in accordance with the following provisions:
(i)
A copy of an agreement between the applicant and the owner(s) of the other
affected development or urban Council (as appropriate), agreeing to such lesser
separation must be submitted to Council who may use this information in its
consideration to reduce the separation distances as set out in Table 5-1. Such
agreements between an applicant and an owner (owners) of another development
(other developments) must contain the provision that the parties to the agreement
will register an interest to the titles of the affected land. Where such agreements
are made, Council shall be a party to the agreement and may use Section 235 of
the Act to register an interest to the title(s) of the affected lands.
Policy (c)
Services
(i)
Single parcel country residential subdivision and development will be permitted
only where direct all-weather public road access has been provided to the
satisfaction of Council or the development of a direct all-weather public road is
undertaken to the satisfaction of Council.
(ii)
Single parcel residential subdivision and development must accommodate a
private, on-site supply of water and a sewage system (both of which must meet
provincial standards) and have frontage on a developed municipal road.
28
Policy (d)
Development Standards
(i)
The Zoning Bylaw will prescribe maximum and minimum site sizes and other
appropriate development standards for single parcel country residential
development, with the aim of limiting the amount of productive agricultural land
taken out of production and ensuring that such development does not result in
increased road hazards related to obstruction of sight lines, etc.
(ii)
Council may permit a larger or smaller site size than what is outlined in the Zoning
Bylaw to:
(a)
minimize prime agricultural land to be taken out of production;
(b)
accommodate existing developed farm yard sites;
(c)
accommodate sites fragmented from the balance of the quarter section by
either natural (river, creek, coulee, etc.) or man-made (developed road,
railway, etc.) barrier; or
(d)
accommodate larger sites that include poor agricultural land.
Policy (e)
General
To facilitate the resolution of encroachment issues, Council will, in general, support
applications for the subdivision of two or more residential sites that will result in a
realignment of residential property lines intended to correct an encroachment.
Objective 3.6.2.4 Multiple Parcel Country Residential Development
To accommodate a range of multi-parcel residential development options, in identified areas, to provide a
growth stimulus to the community and choice of lifestyles for residents, while ensuring that residential land
uses do not jeopardize essential agricultural or other natural resource activities, the environment or other
surrounding land uses.
Policy (a)
Development Options
The Zoning Bylaw will contain a series of country residential zoning districts to
accommodate multiple-lot country residential subdivisions at various densities.
Policy (b)
Scale and Density
Subdivision for non-farm multiple-lot country residential development at a density greater
than four (4) residential sites per quarter-section will be considered on the basis of project
merits relative to the policies in this section. Such subdivision shall be implemented in
association with a rezoning to a country residential zoning district.
Policy (c)
Locational Guidelines
In order to provide for effective and efficient municipal and other services, and to protect
prime agricultural land and important wildlife habitat in the municipality, multiple-lot
country residential subdivisions should be located:
(i)
Near a school of sufficient capacity to handle the increase in enrolment or on an
existing school bus route.
29
(ii)
Near power, natural gas and telephone lines of sufficient capacity to handle such
development.
(iii)
So that adequate police and fire protection can be conveniently provided.
(iv)
To protect or enhance existing treed areas and critical wildlife habitat.
(v)
Only where direct all-weather public road access has been provided to the
satisfaction of Council.
Policy (d)
Locational Requirements
(i)
In order to minimize conflict between multiple lot country residential subdivisions
and other development, Council shall observe the separation distances set out in
Table 5-1.
(ii)
Council may consider approving a lesser separation than that set out in Table 5-1
where the applicant establishes that the development will minimize the potential
for conflict with adjoining uses in accordance with the following provisions:
(a)
A copy of an agreement between the applicant and the owner(s) of the
other affected development or urban Council (as appropriate), agreeing to
such lesser separation must be submitted to Council who may use this
information in its consideration to reduce the separation distances as set
out in Table 5-1. Such agreements between an applicant and an owner
(owners) of another development (other developments) must contain the
provision that the parties to the agreement will register an interest to the
titles of the affected land. Where such agreements are made, Council shall
be a party to the agreement and may use Section 235 of the Act to register
an interest to the title(s) of the affected lands.
(iii)
Council will use Map 1 - Development Considerations and Map 2 - Development
Constraints to assess the constraints, benefits and acceptability of the subdivision.
Multiple-lot country residential subdivisions shall not be located:
(a)
Where direct all-weather public road access has not been developed,
except where arrangements have been made, to the satisfaction of Council,
for the development of such access.
(b)
On land subject to flooding, or land where there is a high water table or
potential for soil slumping or subsidence unless it can be demonstrated, in
accordance with Section 3.2.2.1 that the land is safe for development or
that recommended mitigation measures will assure the necessary level of
safety.
(c)
In a linear fashion stretched along municipal roads.
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Objective 3.6.2.6
Multiple Parcel Country Residential Development and Design
To accommodate orderly and planned multiple parcel country residential development while minimizing
the associated municipal servicing costs of residential development on the municipality.
Policy (a)
Phasing
A maximum of three multiple lot country residential subdivisions in developmental stages
will be allowed at any point in time. Multiple-lot country residential subdivisions with less
than 75% of buildings lots with completed residential construction will be considered to be
in developmental stage. However, if 75% of available lots in one or more of those
subdivisions are vacant but it appears that development is lagging because the
developer/land owner is holding land vacant or is encountering difficulty with financing
the development then that subdivision will be deemed to not be in a developmental stage.
Council may consider additional subdivision proposals on a case by case basis where the
developer can demonstrate that housing demand, market conditions, and/or innovative
proposals are beneficial to the Municipality.
Policy (b)
Scale and Density
Each multiple lot residential subdivision development shall be limited to a maximum area
of 64.8 hectares (160 acres), or one quarter section.
Policy (c)
Comprehensive Development Application
(i)
In the interests of ensuring a comprehensive and planned approach to development,
the Municipality may require a developer to prepare a Comprehensive
Development Application (CDA) for proposed multiple parcel country residential
developments. A Comprehensive Development Review may include the following
information:
(a)
A completed copy of the R.M. of Turtle River No. 469 Multiple Parcel
Residential and Commercial/Industrial Development Proposal Workbook.
(b)
Plans showing an integrated layout for all lands intended for development,
including internal roadways, access to external public roads, municipal
and environmental reserve parcels, utility parcels, and phasing of the
development.
(c)
Reports, prepared by professionals certified to assess relevant factors, to
assess the geotechnical suitability of the site, susceptibility to flooding or
other hazards together with any required mitigation measures.
(d)
Engineering reports to address water supply, surface water drainage,
sewage treatment and disposal, and fire suppression.
(e)
Any other information Council deems necessary in order to appropriately
evaluate an application.
31
Policy (d)
Comprehensive Development Application Evaluation
(i)
In evaluating a Comprehensive Development Application (CDA), Council may
ensure compliance with any municipal requirement or standard through the
provision of a servicing agreement or condition of the approval of a development
permit as appropriate.
(ii)
Once a CDA has been approved by Council, no subsequent subdivision or
development that is inconsistent with the approved CDA will be permitted without
the approval of a revised CDA as appropriate.
Policy (e)
Services
Based on the recommendations of engineering reports as per the Comprehensive
Development Application:
(i)
Water:
(a)
each site in the proposed development area shall have its own independent
water system; or
(b)
each site in the proposed development area will be connected to a Regional
Water Distribution system; or
(c)
each site in the proposed development area will be serviced with an
independent communal water supply system approved pursuant to either
The Public Health Act, 1994 and associated regulations, as administered
by the Regional Health Authority or The Environmental Management and
Protection Act, 2002 and associated regulations.
(ii)
Sewer:
(a)
each site in the proposed development area shall have its own independent
sewage disposal system approved by the Regional Health Authority; or
(b)
each site in the proposed development area will be serviced with an
independent communal sewage collection, treatment and disposal system
approved pursuant to either The Public Health Act, 1994 and associated
regulations, as administered by the Regional Health Authority or The
Environmental Management and Protection Act, 2002 and associated
regulations.
(iii)
Solid Waste:
(a)
Council will approve new development subject to the availability of
facilities for the disposal of solid waste by future residents in a licensed
solid waste management facility.
32
Policy (f)
Development Standards
The Zoning Bylaw will prescribe maximum and minimum lot sizes and other appropriate
development standards for multiple lot country residential development, with the aim of
preserving productive agricultural land and ensuring that such development does not result
in increased road hazards related to obstruction of sight lines, etc.
Policy (g)
Drainage
The Zoning Bylaw will require the submission of a site grading plan for development of
sites in country residential districts to ensure that there is adequate drainage from a site and
that neighbouring properties and municipal infrastructure will not be adversely affected by
potential runoff from the development.
Policy (h)
Alternative to Conventional Subdivision
Subject to all other policies in this document, Council will consider bare-land
condominium development as an alternative to conventional subdivision, to achieve the
goals and residential objectives set out in this document.
Policy (i)
Innovative Design
Innovative country residential subdivision and development that addresses current broad
societal issues respecting energy conservation and production, climate change, food
security/self-sufficiency and health and safety for communities will be encouraged.
Objective 3.6.2.7
Other Associated Development
To accommodate recreational uses, home based businesses, community facilities and other forms of
development normally associated with multiple parcel country that are consistent with and complementary
to the overall residential character of the development.
Policy (a)
Approvals for home based businesses will be based on the evaluation of individual
operations relative to specific Zoning Bylaw criteria to ensure that the residential character
or land value is not diminished.
Policy (b)
The Zoning Bylaw will provide for other forms of development, facilities and recreational
uses in residential districts that are consistent with and complementary to the overall
residential and recreational uses of the district.
Objective 3.6.2.8 Hamlets
To accommodate future development in the Hamlet of Vawn which will minimize conflict with other land
uses while ensuring future development is consistent with the capacities of the Municipality's infrastructure
to support it.
Policy (a)
The Zoning Bylaw will contain a hamlet zoning district to accommodate the range of
existing residential, commercial and community service uses and to regulate the form and
density of these types of development.
33
Policy (b)
Limited residential and commercial growth in the form of infilling of existing vacant sites
shall be allowed in the Hamlet of Vawn. The provision of additional lots adjacent to Vawn
will not proceed until such time as a detailed layout and servicing concept is prepared for
the Hamlet and is adopted by Council.
34
3.7 COMMERCIAL / INDUSTRIAL LAND USE AND DEVELOPMENT
3.7.1 FINDINGS
-
There are several commercial/industrial uses located in the RM including welding services, gas
services, gravel hauling companies, and oil and gas industries.
-
Other home-based businesses or businesses ancillary to agricultural or resource procurement
operations are sure to exist within the RM but were not identified during field investigations.
-
There are no Intensive Livestock Operations greater than 300 animal units located in the
Municipality.
-
The RM is home to several SAGD plants (steam assisted gravity drainage), an enhanced oil
recovery technology for producing heavy crude oil and bitumen. In addition to these plants, the
RM also has numerous oil wells located throughout.
To avoid conflict with other land uses / development, consideration should be given to the
development of policies to set locational guidelines and other conditions under which industrial
and commercial development may be permitted.
Consideration should be given to the most optimal location for commercial and industrial
development, in order to take advantage of existing infrastructure within the RM.
3.7.2 OBJECTIVES AND POLICIES
Objective 3.7.2.1
Commercial and Industrial Development
To encourage and provide for responsible commercial and industrial development in the municipality while
maintaining and enhancing the existing nodes of commercial and industrial development in the
municipality.
Policy (a)
Ensure that commercial and industrial buildings and lots are constructed and maintained to
acceptable standards through the use of the Rural Municipality's Building Bylaw and the
National Building Code of Canada.
Policy (b)
The Zoning Bylaw will contain a commercial district that will accommodate existing
legally established and future commercial development.
Policy (c)
Principal light industrial uses, including resource exploration and development will be
accommodated as permitted uses within the industrial zoning district. Principal heavy
industrial uses will be accommodated as discretionary uses within the industrial zoning
district.
Policy (d)
Commercial and industrial development is encouraged to locate along existing primary
transportation corridors.
Policy (e)
Highway commercial uses should maintain the functional integrity of the highway, through
the use of service road systems, or controlled highway access points, which are approved
by Saskatchewan Highways and Transportation.
Policy (f)
New retail/service commercial development is encouraged to locate in close proximity to
existing nodes of retail/service commercial development.
35
Objective 3.7.2.2
Land Use Conflicts and Environmental Considerations
To minimize land use conflicts between commercial and industrial developments and any existing land
uses, as well as any potential environmental impacts as a result of such development.
Policy (a)
Future commercial or industrial subdivisions or re-zoning for commercial or industrial
development shall avoid conflict with existing land uses and development. Conflict with
existing land uses and development will be demonstrated by, but such demonstration will
not necessarily be limited to, the following:
(i)
anticipated levels of noise, odour, smoke, fumes, dust, night lighting, glare,
vibration or other emissions emanating from the operation will be sufficient to
affect the residential character of existing residential areas;
(ii)
anticipated increased levels or types of vehicle traffic may create unsafe conditions
or situations for vehicles, cyclists or pedestrians within or adjacent to existing
residential areas;
Policy (b)
Council will use Map 1 - Development Considerations and Map 2 - Development
Constraints to assess the constraints, benefits and acceptability of the subdivision.
Policy (c)
In order to minimize land use conflict between industrial development and other existing
land uses, Council shall observe the separation distances as set out in Table 5-1. Council
may consider approving a lesser separation than that set out in Table 5-1 where the
applicant establishes that the development will minimize the potential for conflict with
adjoining uses in accordance with the following provisions:
(i)
A copy of an agreement between the applicant and the owner(s) of the other
affected development or urban Council (as appropriate), agreeing to such lesser
separation must be submitted to Council who may use this information in its
consideration to reduce the separation distances as set out in Table 5-1. Such
agreements between an applicant and an owner (owners) of another development
(other developments) must contain the provision that the parties to the agreement
will register an interest to the titles of the affected land. Where such agreements
are made, Council shall be a party to the agreement and may use Section 235 of
the Act to register an interest to the title(s) of the affected lands.
Policy (d)
In association with an application for a development permit, Council may require
submission of a site grading plan demonstrating that there is adequate drainage from a site
and that neighbouring properties and municipal infrastructure will not be adversely affected
by potential runoff from the development.
Policy (e)
Where Council is of the belief that a proposed commercial or industrial development may
require large volumes of water, Council may require the applicant to demonstrate that the
water supply is sufficient for the development and the supply for neighbouring
developments will not be adversely affected by the proposed operation.
36
Policy (f)
Development Application Requirements
Before considering an industrial or commercial development, subdivision or rezoning
application, Council may require that the development application contain information
with respect to:
(i)
the types of industry or commercial use to be contained on the site.
(ii)
the size and number of parcels proposed.
(iii)
the installation and construction of roads, services, and utilities.
(iv)
the potential impacts on adjacent land uses, and proposed measures to mitigate any
negative impacts.
(v)
the environmental suitability of the site and other potentially affected lands with
particular consideration to the soils, topography, drainage and availability of
services, proximity to public recreation and wildlife management areas and hazard
land.
(vi)
the access, egress, and the potential impacts of the proposed development on the
highway system and traffic safety.
(vii)
development standards or design criteria that include such aspects as parking for
large trucks, landscaping, screening, storage, and signage.
(viii)
any other matters that Council considers necessary.
Policy (g)
Comprehensive Development Application
(i)
In the interests of ensuring a comprehensive and planned approach to development,
the Municipality may require a developer to prepare a Comprehensive
Development Application (CDA) for proposed commercial and industrial
developments. A Comprehensive Development Application may include the
following information:
(ii)
A completed copy of the R.M. of Turtle River No. 469 Multi-parcel Country and
Residential and Commercial/Industrial Development Proposal Workbook (see
Section 6).
(iii)
Plans showing an integrated layout for all lands intended for industrial or
commercial development, including internal roadways, access to external public
roads, municipal and environmental reserve parcels, utility parcels, and phasing of
the development.
(iv)
Reports, prepared by professionals certified to assess relevant factors, to assess the
geotechnical suitability of the site, susceptibility to flooding or other hazards
together with any required mitigation measures.
(v)
Engineering reports to address water supply, surface water drainage, sewage
treatment and disposal, and fire suppression.
37
(vi)
Any other information Council deems necessary in order to appropriately evaluate
an application.
Policy (h)
Comprehensive Development Application Evaluation
(i)
In evaluating a Comprehensive Development Application (CDA), Council may
ensure compliance with any municipal requirement or standard through the
provision of a servicing agreement or condition of the approval of a development
permit as appropriate.
(ii)
Once a CDA has been approved by Council, no subsequent subdivision or
development that is inconsistent with the approved CDA will be permitted without
the approval of a revised CDA as appropriate.
Policy (i)
Hazardous Industries
Industrial uses involving hazardous materials or chemicals will be permitted only at the
discretion of Council, subject to approval required by any government regulatory agency,
and subject to the following locational policies:
(i)
It is Council's view that hazardous industries have the potential to negatively affect
the general welfare of nearby residents and farm operations, relating to such factors
as decreased land values and perceived hazards. Therefore, in order to minimize
conflict between hazardous industrial uses and other development, policies for
minimum separation distances between hazardous industrial uses and other
principal land uses are listed in Table 5-1. These minimum separation distance
policies shall apply both to development, alteration or expansion of hazardous
industries and to other development proposed in the vicinity of existing hazardous
industries.
(ii)
Council may consider approving a lesser separation than that set out in Table 5-1
where the applicant establishes that the development will minimize the potential
for conflict with adjoining uses in accordance with the following provisions:
(a)
A copy of an agreement between the applicant and the owner(s) of the
other affected development or urban Council (as appropriate), agreeing to
such lesser separation must be submitted to Council who may use this
information in its consideration to reduce the separation distances as set
out in Table 5-1. Such agreements between an applicant and an owner
(owners) of another development (other developments) must contain the
provision that the parties to the agreement will register an interest to the
titles of the affected land. Where such agreements are made, Council shall
be a party to the agreement and may use Section 235 of the Act to register
an interest to the title(s) of the affected lands.
(iii)
Council may require a separation twenty per cent (20%) greater than that set out
in Table 5-1 where an unacceptable land use conflict would result with existing
developments (e.g. in instances where higher nearby development intensity or
38
topographic situation results in greater potential for conflict and where such greater
separation would serve to reduce the conflict to acceptable levels).
(iv)
All uses involving hazardous materials or chemicals shall be separated from
permanent surface water bodies or water courses by at least 1.6 km (1 mile).
(v)
Buildings or yards used for the storage, handling or processing of hazardous
materials shall be located at least 75 m (250 feet) from any road or railway right-
of-way.
(vi)
Using the discretionary use procedure outlined in the Zoning Bylaw, Council shall
require public notice of a proposal that will result in development, expansion or
alteration of a hazardous industrial use and shall hold a public hearing on the
proposal.
Policy (i)
The Zoning Bylaw will contain landscaping and screening requirements for commercial
and industrial developments.
39
3.8 RECREATION AND TOURISM
3.8.1 FINDINGS
The RM of Turtle River is located along the scenic North Saskatchewan River and is on route to
several of Saskatchewan's lake destination sites. Within the RM, residents and visitors can take
advantage of Picnic Lake and associated recreation site which includes a campsite, playground and
sports ground.
Several snowmobile trails exist in the RM of Turtle River. The Battlefords Trail Breakers
Snowmobile Club grooms more than 450 km of trails. Trails extend from the Battlefords east to
Denholm, north into the Whitkow Hills, west along the North Saskatchewan River, and north to
Jackfish and Murry Lakes through Cochin, Meota, Aquadeo, Edam, Vawn, and Glaslyn.
The Trans Canada Trail is also part of the RM of Turtle River. What was originally part of the
Carlton trail, has been transformed into a portion of Canada's longest network of recreation trails.
Four cemeteries also exist in the RM of Turtle River. According to community representatives,
capacity is available in the long term.
Consideration should be made towards the development of appropriate community service and
recreational policies in order to minimize the cost to the Municipality and maximize the benefit to
the residents.
The Statements of Provincial Interest Regulations provides the following statement concerning
recreation and tourism (which is addressed in the objectives and policies that follow):
o The province has an interest in supporting a high quality of life for Saskatchewan's
citizen's and visitors by providing and actively promoting recreation and tourism
opportunities.
3.8.2 OBJECTIVES AND POLICIES
Objective 3.8.2.1
To recognize the natural and scenic significance of the RM of Turtle River and to promote its conservation
and preservation in order that this resource may be preserved and managed for natural habitat and for the
use and enjoyment of future generations.
Policy (a)
Cooperate with adjoining rural municipalities and the Village of Edam in achieving
preservation of natural areas to the greatest extent possible in the region.
Objective 3.8.2.2
To realize opportunities for recreation and tourism oriented development in the RM of Turtle River that are
complementary to the natural environment.
Policy (a)
The RM of Turtle River will consider responsible recreation and tourism development that
protects and conserves river valley features and landscapes and considers the integration
of compatible land use activities with environmental protection measures.
40
Objective 3.8.2.3
To recognize and maintain the shared provision of recreational opportunities to residents and visitors of the
region as a whole between the RM of Turtle River, the Village of Edam, and other adjoining municipalities
and other authorities.
Policy (a)
The RM of Turtle River will continue to collaborate with the Village of Edam, and others
within the region in providing recreational amenities and opportunities for the area, and
seek out mutually beneficial opportunities with other organizations and authorities in the
interest of promotion, preservation, and enhancement of recreation and tourism in the
region.
41
4
FUTURE LAND USE
The development maps contained in this section are intended to guide land use decisions within the
municipality by identifying opportunities and constraints in future land use and development. Council will
consider new subdivision and development proposals in the context of the information shown on these
maps, which form part of this Plan. The purpose of these maps is to help apply the general goals, objectives
and policies of this Official Community Plan, as well as the objectives and policies relating more
specifically to the spatial distribution of land use and development opportunities and constraints.
The maps are as follows:
Map 1 - Development Considerations identifies key transportation corridors that could potentially
support future development with the least amount of new road infrastructure; the rural-urban fringe and
future urban growth areas of the Village of Edam; existing large-scale oil and gas developments; areas with
potential for recreational opportunities and potential flood prone areas.
Map 2 - Development Constraints - identifies key development constraints such as potential heritage
sensitivity, waterbodies and wetlands, potential critical wildlife habitat areas, high pressure pipelines, oil
and gas pipeline infrastructure, and Class 1 & 2 soil capability for agriculture (prime farmland).
42
Map 1 - Development Considerations
Map 2 - Development Constraints
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Map 1 - Development Considerations
LEGEND
Recreation
RM of TURTLE RIVER No.469
CROSBY HANNA & ASSOCIATES
LANDSCAPE ARCHITECTURE & COMMUNITY PLANNING
January 2018
Existing SAG-D Plants
Preferred Transportation Corridor
Road Network
Right of way
Urban Growth Area
(areas to be studied for future growth)
Potential Flood Prone Areas
·
Potential flood areas are identified for
general information only. Subdivision
and development proposals should be
evaluated by a Professional Engineer
or Hydrologist to determine peak water
levels and safe building elevations.
·
Areas around existing water bodies and
other low areas in the RM that are not
identified as potential flood prone areas
have no historical data available and
may be flood prone.
Rural / Urban Fringe
Lagoon Setback
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11
04
20
36
34
21
17
06
35
26
14
11
20
35
02
34
21
05
06
04
05
30
01
33
28
20
07
25
16
04
30
25
24
05
19
27
33
07
05
07
06
09
31
24
07
31
13
27
22
33
16
23
14
15
04
19
35
22
22
21
16
09
20
05
07
21
16
09
32
31
25
14
16
09
20
05
19
27
09
18
10
17
18
36
24
13
35
15
29
17
11
32
08
12
01
02
33
17
22
05
05
32
29
30
05
18
14
11
13
14
02
24
13
10
13
29
13
10
05
30
13
12
22
33
04
30
24
27
10
30
18
07
36
25
13
12
23
15
08
06
21
18
01
34
03
04
21
23
15
10
03
21
24
14
15
28
32
06
20
17
31
04
32
31
06
07
13
10
18
07
25
14
03
34
31
30
19
07
25
26
28
01
36
25
12
14
27
28
07
11
15
06
06
29
08
18
06
27
21
31
23
02
17
06
24
26
28
13
16
29
08
19
07
25
34
10
19
02
09
05
36
11
34
22
28
16
02
09
29
29
30
20
17
18
12
12
35
09
06
03
21
31
30
34
16
09
14
05
30
12
02
02
15
17
02
15
33
07
36
12
22
32
01
11
33
17
01
11
15
22
08
05
31
27
15
10
20
13
32
08
07
06
03
18
17
19
05
36
20
19
13
09
06
11
15
21
02
04
16
09
24
01
33
04
26
14
27
19
23
11
32
19
13
01
08
31
22
10
16
02
03
32
20
12
02
27
16
06
31
35
29
31
13
10
06
30
18
32
08
18
17
08
25
01
16
36
26
23
04
01
36
24
12
02
22
33
06
07
26
11
15
01
26
34
17
08
10
08
01
34
22
33
28
24
01
35
28
28
04
18
33
28
29
03
04
14
17
31
26
14
03
09
04
36
24
13
12
35
26
33
21
19
18
26
20
18
36
12
35
26
34
16
08
31
19
07
08
29
06
12
50-19-3
47-19-3
49-20-3
46-21-3
50-21-3
48-20-3
47-21-3
48-19-3
49-21-3
48-21-3
49-19-3
46-19-3
47-20-3
50-20-3
46-20-3
0
1
2
4
8 km
RM of TURTLE RIVER No.469
CROSBY HANNA & ASSOCIATES
LANDSCAPE ARCHITECTURE & COMMUNITY PLANNING
January 2018
Map 2 - Development Constraints
LEGEND
Waterbody
Wetland
Watercourse
Terrestrial Wildlife Habitat
Potential Heritage Sensitivity
Class 1 & 2 Farmland
Right of Way
Gravel Pit
Lagoon Setback
47
5
SEPARATION DISTANCES BETWEEN USES
Table 5-1:
Separation Distances
Between Uses
(in metres)
RM of Turtle River No. 469
Municipal Wells
Residential *
Recreational
Development
(campground, ski hill,
festival site, etc) (4)
Urban Municipality (5)
Intensive Agriculture
(6)
Commercial
(Agriculture) (7)
Single Residential
Building Site (1)
Multi-parcel Country
Residential
Subdivision, Hamlet
(2)
Tourist
Accommodation (3)
Urban Municipality (5)
- -
- -
- -
- -
- -
N/A
- -
- -
Intensive
Livestock
Operation (7)
300 - 499 A.U.
1,600
400
800
400
400
1,000
- -
- -
500 - 1,000 A.U.
1,600
800
1,200
800
800
1,600
- -
- -
> 1,000 A.U.
1,600
1,200
1,600
1,200
1,200
2,400
- -
- -
Airport / Airstrip (8)
- -
- -
800
- -
- -
800
- -
- -
Gravel Pit
- -
200
305
200
- -
- -
- -
- -
Waste Mgmt.
(9)
Solid
1,600
457
457
457
457
457
457
457
Liquid
1,600
457
457
457
457
457
457
457
Anhydrous
(10)
Non-refrigerated
- -
305
305
305
305
305
- -
- -
Refrigerated
- -
600
600
600
600
600
- -
- -
Industrial (11)
800
305
800
800
305
800
- -
- -
Hazardous Industrial (12)
1,600
1,600
2,400
1,600
1,600
2,400
- -
- -
Distances are measured as follows: between closest point of nearest:
(1)
Single residential building...
(2)
Multi-lot residential building site...
(3)
Tourist accommodation facility...
(4)
Recreational site...
(5)
Municipal boundary...
(6)
Intensive agricultural site...
(7)
ILO facility...
(8)
Airport / airstrip facility...
(9)
Waste management facility or lagoon...
(10)
Anhydrous ammonia storage facility...
(11)
Industrial site...
(12)
Hazardous industrial site...
*
All residences existing as of the adoption date of this bylaw are exempt from the separation distances required in Table 5-1.
Any existing residences exempt from these separation distances, and which as damaged or destroyed by an occurrence such
as wind, tornado or fire not intentionally started by the owner, may be rebuilt at the existing location, provided that any
provincial approval that may be required has been obtained.
** Council may reduce the prescribed distances contained in Table 5-1 where:
(i)
the land being separated is located in another Rural Municipality;
(ii)
the Council of the other affected Rural Municipality is consulted prior to approval of the proposed
development; and
... to the nearest residential building, corporate limit, ILO, airport
or airstrip, gravel pit, anhydrous ammonia storage facility, waste
management facility, or to the site lines for other uses.
48
(iii)
appropriate fencing, screening, landscaping, berming, building and site orientation, road upgrading or other
similar measures are provided to mitigate potential land use conflicts.
*** Distances measured between livestock facilities and building development shall mean the distance between the closest
points on the outside wall of the livestock facility and the closest building development. For the purposes of meaning
distance, building development shall refer to the outside wall of the closest primary structure that meets the definition of
"building development", whether or not that structure is a stand-alone structure or is found within a residential subdivision,
hamlet, village or town.
49
6
IMPLEMENTATION
6.1 ZONING BYLAW
The Zoning Bylaw will be the principal method of implementing the objectives and policies contained in
this Official Community Plan, and will be adopted in conjunction herewith by the RM of Turtle River No.
469.
6.1.1 PURPOSE
The purpose of the Zoning Bylaw is to control the use of land providing for the amenity of the area within
the jurisdiction of the Rural Municipality for the health, safety and general welfare of its inhabitants.
6.1.2 CONTENT AND OBJECTIVES
The Zoning Bylaw will implement the land use policies contained in this Official Community Plan by
prescribing and establishing zoning districts for residential uses, manufactured homes, community service
uses, retail commercial uses, highway commercial uses, industrial uses, future urban development lands
and restricted development lands. Regulations within each district will govern the range of uses, site sizes,
setbacks, building locations, off-street parking, landscaping and so forth.
6.1.3 AMENDING THE ZONING BYLAW
When considering applications to amend zoning regulations or standards, or requests for the rezoning of
land, Council shall consider such proposals within the context of:
(1)
The nature of the proposal and its conformance with all relevant provisions of this Official
Community Plan.
(2)
The need to foster a rational pattern of relationships among all forms of land use and to protect all
forms of land use from harmful encroachments by incompatible uses.
(3)
The need for the form of land use proposed and the supply of land currently available in the general
area capable of meeting that need.
(4)
The capability of the existing road system to service the proposed use and the adequacy of the
proposed supply of off-street parking.
(5)
The capability of existing community infrastructure to service the proposal, including water and
sewer services, parks, schools and other utilities and community services.
50
6.1.4 ZONING BY AGREEMENT
(1)
Where an application is made to Council to rezone land to permit the carrying out of a specified
proposal, Council may, for the purpose of accommodating the request, enter into an Agreement
with the Applicant pursuant to Section 69 of The Planning and Development Act, 2007.
(2)
Section 5.1.3 of this Official Community Plan shall apply in the review of applications for rezoning
by agreement.
(3)
Council may enter into an agreement with the applicant setting out a description of the proposal
and reasonable terms and conditions with respect to:
(a)
The uses of the land and buildings and the forms of development.
(b)
The site layout and external design, including parking areas, landscaping and entry and exit
ways.
(c)
Any other development standards considered necessary to implement the proposal,
provided that the development standards shall be no less stringent than those set out in
the requested underlying zoning district.
(4)
Council may limit the use of the land and buildings to one or more of the uses permitted in the
requested zoning district.
6.1.5 USE OF THE HOLDING SYMBOL "H"
(1)
Pursuant to Section 71 of The Act, Council may use the Holding Symbol "H" in conjunction with
any zoning district designation, to specify the use to which lands or buildings may be put at any
time that the holding symbol is removed by amendment to the zoning bylaw.
(2)
Council may use the Holding Symbol "H" to accommodate multiple phase subdivisions and
developments.
(3)
In making a decision as to whether to remove the Holding Symbol "H" by amendment to the zoning
bylaw, Council shall consider whether development has progressed to a point where extension of
municipal services is appropriate.
51
6.2 OTHER IMPLEMENTATION TOOLS
6.2.1 SUBDIVISION APPLICATION REVIEW
In reviewing any application for subdivision, Council shall indicate support for such application only when
it has:
(1)
Ensured that all policies and guidelines established regarding occupancy levels, development
standards and design of the subdivision, as set out in this Official Community Plan, have been
satisfied.
(2)
Ensured that the application is in conformity with the Zoning Bylaw.
(3)
Negotiated the terms of a servicing agreement, if required, with the applicant.
(4)
Determined its wishes with respect to the dedication of lands.
6.2.2 DEDICATED LANDS
(1)
When reviewing any application for subdivision, Council may indicate to the approving authority,
its desire to have unstable or flood-prone areas set aside as environmental reserve and/or municipal
reserve, as a condition of subdivision approval, pursuant to Section 185 of The Planning and
Development Act, 2007 (The Act).
(2)
Pursuant to The Act, Council may elect to request that an approving authority require the owner of
land that is the subject of a proposed subdivision to provide money in place of all or a portion of
land that would otherwise be required to be dedicated as municipal reserve.
6.2.3 DEVELOPMENT LEVIES AND SERVICING FEES
(1)
In accordance with Section 169 of The Act, the Council may establish, by separate bylaw,
development levies for the purpose of recovering all or a part of the capital cost of providing,
altering, expanding or upgrading services and facilities associated with a proposed development
within an existing subdivided area. Such bylaw must be based on studies to establish the cost of
municipal servicing and recreational needs and on a consideration of future land use and
development and the anticipated phasing of associated public works.
(2)
In accordance with Section 172 of The Act, a Council may require a servicing agreement with the
proponent of a subdivision development. In order to provide overall direction and guidance in the
negotiation of individual agreements with developers a Council may establish, by resolution, a
schedule of development specifications and servicing fees. Such servicing specifications will
provide a consistent set of development standards for provision of services and works by developers
within a proposed subdivision development. Subdivision servicing fees contribute in whole or in
part towards the capital costs of services within or outside the subdivision that directly or indirectly
serve the proposed subdivision.
52
6.3 OTHER
6.3.1 UPDATING THE OFFICIAL COMMUNITY PLAN
Plans and projections for future development shall be monitored on an ongoing basis. Policies contained in
this Official Community Plan, including the Future Land Use Concept, shall be reviewed and updated
within five years of adoption.
6.3.2 FURTHER STUDIES
As necessary, Council will undertake such studies or programs required to facilitate and encourage the
growth and development of the Rural Municipality of Turtle River No. 469.
6.3.3 COOPERATION AND INTER-JURISDICTIONAL CONSIDERATION
Council shall cooperate with senior governments, other municipalities, and public and private agencies to
implement this Official Community Plan.
6.3.4 PROGRAMS
Council shall participate in senior government economic development, public utility, resource
enhancement, housing, social and environmental protection programs and projects, where such will help in
achieving its goals and objectives.
6.3.5 PROVINCIAL LAND USE POLICIES AND INTERESTS
This bylaw shall be administered and implemented in conformity with applicable provincial land use
policies and interests, statutes and regulations and in cooperation with provincial agencies. Where a
reference is made in this Plan to a provincial statute or regulation and that statute or regulation is amended
or repealed and substituted with a replacement statute or regulation, the reference herein to the statute or
regulation shall be taken to mean the amended or replacement statute or regulation.
6.3.6 BINDING
Subject to Section 40 of The Planning and Development Act, 2007, the Official Community Plan shall be
binding on the Rural Municipality, the Crown, and all other persons, associations and other organizations,
and no development shall be carried out that is contrary to this Official Community Plan.
6.3.7 DEFINITIONS
The Zoning Bylaw definitions shall apply to this Official Community Plan.
53
7
MULTI-PARCEL COUNTRY RESIDENTIAL AND
COMMERCIAL / INDUSTRIAL DEVELOPMENT
PROPOSAL WORKBOOK
54
Page 1 of 9
Rural Municipality of Turtle River No. 469
Multiple Parcel Residential and Commercial/Industrial Subdivision
Evaluation Workbook
This workbook is intended to allow the Rural Municipality of Turtle River, No. 469 to thoroughly evaluate
the impact of new commercial, industrial and multiple parcel country residential subdivision proposals in
the Municipality. The workbook is intended to raise awareness of current development issues and identify
best practices with respect to community design. Council will base decisions on moving forward with
rezoning applications related to new commercial, industrial or multiple parcel country residential
subdivision proposals on the responses provided by applicants to the questions contained within this
workbook, subject to other relevant Bylaws and policies of the Municipality.
Please answer questions in the space provided within this workbook and attach additional sheets if
necessary.
Page 2 of 9
1.
1.
1.
1.
NATURAL AND
ATURAL AND
ATURAL AND
ATURAL AND BUILT
UILT
UILT
UILT ENVIRONMENTAL
NVIRONMENTAL
NVIRONMENTAL
NVIRONMENTAL CONSIDERATIONS
ONSIDERATIONS
ONSIDERATIONS
ONSIDERATIONS
The quality of both the physical and built environment can have a great influence on human health. These
qualities may include physical human health; the natural environment's ability to maintain living conditions
such as clean air, water and a suitable climate; production of renewable resources; quality of life for all
people; and the beauty / aesthetics of the environment.
Please comment on the following development components:
1.1
What is the total area of the subdivision (hectares)?
Total subdivision area:
*************************************************************************************
1.2
How many sites are proposed by the subdivision?
Total number of sites:
Range of site size (smallest site - largest site):
*************************************************************************************
1.3
How does the subdivision design address storm water management (e.g., wet/dry ponds, natural
features, linear parks, green roof treatment, permeable paving, on-site drainage)? Will stormwater
be managed on-site?
Minimizing the impact of storm water helps to reduce and /or prevent pollution and flooding as
well as promote aquifer recharge. Storm water management systems become increasingly
important as areas become developed, both in terms of managing increased volumes and preventing
pollution.
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
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Page 3 of 9
1.4
Are there potential geotechnical hazards (steep slope, streamsides, shorelines)?
Early recognition of geotechnical hazards is an important step in reducing the incidence of
expensive and potentially unsafe situations.
Yes/No
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
1.5
Is this a "brown-field" site or other potentially contaminated area (e.g. old farm yard, railway right-
of-way)? If yes, is environmental site remediation to be part of the development process?
Brown-field sites or land that may have been used for potentially noxious industrial or commercial
purposes (e.g. dry cleaning, farm sites, gas stations) that may have been contaminated by hazardous
waste or pollution and need to be restored / decontaminated before development occurs. Brown-
field sites are unsafe to redevelop before an environmental remediation takes place.
Yes/Not Applicable
If yes, briefly outline the nature of the potential contamination and the proposed (actual)
remediation approach (including the standards that were adhered to):
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
Comment on inclusion of the following methods to reduce energy use and improve air quality:
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
Page 4 of 9
1.6
Energy efficiency of proposed structures and / or subdivision layout (e.g., building location
responding to daily sun/shade patterns, north-south orientation of residential sites, high
performance envelopes, passive solar gain, solar shading, natural ventilation, ground
heating/cooling).
Reducing energy consumption through design and layout of buildings and communities conserves
non-renewable fossil fuels, reduces air, water and land pollution, and reduces energy costs to the
public. Site planning and building design are key components in increasing energy efficiency.
Yes/No
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
1.7
What proportion (%) of the sites in the subdivision have a north-south orientation appropriate for
taking maximum advantage of passive solar energy?
Passive Solar Energy makes use of a steady supply of energy by means of building design and
orientation. It reduces fuel consumption, lowers energy bills and increases natural light.
Appropriate solar orientation for residential sites shall be defined as sites oriented within 30 degrees
of a north-south axis.
Proportion (%):
*************************************************************************************
1.8
Are there any existing wetlands that would be affected by this proposal?
Yes/No
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
Page 5 of 9
1.9
Will landscaping and trees be provided within the subdivision (includes retention of existing trees)?
Are there unique landscaping provisions that will contribute to the sustainability of the
development?
Yes/No
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
1.10
Are there any significant existing environmental features that will be maintained, enhanced or
destroyed on the site (e.g., tree and/or shrub or other natural feature preservation, cultural /
heritage resource preservation)?
Maintaining or enhancing environmental features and significant archaeological sites helps to
create a sense of community, protects the natural environment, a community's past and creates
unique and distinctive places for people to live and enjoy.
Yes/No
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
1.11
What is the length (in lane metres) of the streets (by type, including walkways) in the development?
The total amount of transportation infrastructure can be compared to the size of the subdivision
and expected population of the subdivision at full build-out size. A lane metre is defined as 1 metre
x 2.5 metres (2.5 m2).
Length of streets:
*************************************************************************************
Page 6 of 9
1.12
Are actions proposed to mitigate noise (e.g., traffic, industry, agricultural uses)?
Mitigative measures could include noise attenuation walls, buffers, berms, vegetation, etc.
Yes/No
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
1.13
What is the layout of the street network (e.g. grid, curvilinear)?
Street layout can influence maintenance costs as well as connectivity with surrounding
development. Intersections and sight lines related to streets affect traffic and pedestrian safety.
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
1.14
Is the development proposed to be located within 1.6 km. of a significant grassland area? If so,
have you considered subdivision design elements or building standards that are intended to reduce
the potential risk to the development from wildfires?
Subdivision design and development standards can minimize risk through the selective placement
of perimeter fire buffer areas, access roads, trail development, parks and open space areas. Fire
Smart building construction and design techniques that provide for building separation, achieve
fuel modified building sites and provide landscaping, can be implemented by developers through
restrictive covenants on land titles.
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
Page 7 of 9
*************************************************************************************
1.15
Have you consulted with all existing residents, land owners and adjacent municipalities within 1.6
km (1 mile) of the proposed development?
Yes/No
If concerns were raised by surrounding residents / land owners or municipalities, please list and
explain how you propose to mitigate those concerns.
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
1.16
Does the development meet all of the locational requirements (e.g. in the case of industrial land
uses - 800 metres from an urban municipality) as required by the R.M. of Turtle River?
Yes/No
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
Page 8 of 9
2. ECONOMIC
CONOMIC
CONOMIC
CONOMIC CONSIDERATIONS
ONSIDERATIONS
ONSIDERATIONS
ONSIDERATIONS
The importance of economic considerations in the development review process relate to the integrity of our
ecological and economic systems and helps to ensure long term prosperity through the responsible use of
our resources. Economic sustainability enables the maintenance, service and support of communities
without upward pressure on levies, property taxes and other development charges.
2.1
Is any prime farmland (Class 1 or 2) proposed to be developed (and therefore taken out of
agricultural production) as part of this proposal?
The preservation of prime agricultural land is important to future agricultural production.
Yes/No
Describe (include approximate amount)
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
2.2
Does the subdivision have any features that will reduce the long-term costs to the municipality of
operating and maintaining public services and infrastructure (e.g. reduce roads and pipes for
servicing that will have to be maintained by the R.M.)?
Yes/No
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
2.3
Does the development result in special or additional costs that are specific to this particular
subdivision (e.g. special storm water issues, transportation, fences) that would not be fully
recovered by municipal taxes?
Yes/No
Describe
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
Page 9 of 9
3.
REGULATORY
EGULATORY
EGULATORY
EGULATORY COMPLIANCE
OMPLIANCE
OMPLIANCE
OMPLIANCE
3.1
Does the development comply with the policies and standards that are currently outlined in the
Rural Municipality of Turtle River's Official Community Plan and Zoning Bylaw (assuming a
rezoning must occur)? What zoning district(s) will be required to accommodate your proposal?
Yes/No
Comments
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
*************************************************************************************
3.2
If you will be seeking amendments to the Bylaws (other than a rezoning), indicate why such
amendments are needed.
Comments
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
______________________________________________________________________________
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