Tillicum Area Structure Plan
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Tillicum Area Structure Plan Prepared by: Ross W. Sharp & Associates Ltd. In partnership with: Contents 1.0 INTRODUCTION .......................................................................................................................... 3 1.1 PURPOSE ........................................................................................................................................ 3 1.2 POLICY CONTEXT OF THE AREA STRUCTURE PLAN ................................................................................... 3 1.3 PUBLIC ENGAGEMENT PROGRAM ...................................................................................................... 19 2.0 SITE DESCRIPTION .................................................................................................................... 23 3.0 FUTURE LAND USE CONCEPT PLAN .............................................................................................. 30 3.1 AGRICULTURE ................................................................................................................................ 31 3.2 ENVIRONMENTAL ........................................................................................................................... 34 3.3 RECREATIONAL ............................................................................................................................... 38 3.4 EXISTING RESIDENTIAL ..................................................................................................................... 44 3.5 FUTURE RESIDENTIAL DEVELOPMENT OPPORTUNITIES ........................................................................... 49 3.6 GRAVEL EXTRACTION ...................................................................................................................... 55 4.0 SERVICING ................................................................................................................................ 57 4.1 POTABLE WATER ............................................................................................................................ 57 4.2 SANITARY SEWER ........................................................................................................................... 59 4.3 STORM DRAINAGE .......................................................................................................................... 63 4.4 ROADS AND WALKWAYS .................................................................................................................. 65 4.5 SHALLOW UTILITIES [POWER, GAS, TELECOMMUNICATIONS] ................................................................... 71 5.0 FIRE PROTECTION ..................................................................................................................... 72 Figures FIGURE 1 : EXISTING LAND USE MAP .................................................................................................................... 15 FIGURE 2: LOCATION MAP .................................................................................................................................. 24 FIGURE 3: ASP AREA MAP AS PER RFP .................................................................................................................. 25 FIGURE 4: TOPOGRAPHIC MAP ............................................................................................................................ 28 FIGURE 5: FUTURE LAND USE CONCEPT PLAN ......................................................................................................... 30 FIGURE 6: PHASING PLAN ................................................................................................................................... 54 FIGURE 7 : SANITARY SEWER AND WATER MAIN CONCEPT ........................................................................................ 62 FIGURE 8: STORMWATER RENTENTION POND ......................................................................................................... 65 FIGURE 9 : ROADS AND PATHWAYS ....................................................................................................................... 68 FIGURE 10: ROADWAY CROSS SECTIONS ................................................................................................................ 69 Tillicum ASP Page 2 1.0 Introduction 1.1 Purpose The purpose of the Tillicum Area Structure Plan is to provide Camrose County with practical recommendations respecting the expansion opportunities of Paradise Resort & the Hamlet of Tillicum Beach while preserving the environmental integrity of Driedmeat Lake and the Battle River Basin. The area structure plan focuses on providing an overview of the existing characteristics and issues under the general land use categories of Environment, Recreation, existing Residential/Cottage, Future Development Opportunities, Servicing, Mineral Deposits and Fire Safety. A set of objectives will be provided for each land use category followed by a series of recommendations as to how to best satisfy these objectives. The Tillicum Area Structure Plan is the last in a series of ASP’s that have been completed for the Hamlets & Lake Resorts within the County. 1.2 Policy Context of the Area Structure Plan The proposed Tillicum Area Structure Plan must comply with the Municipal Government Act and the various policy documents that the County has in place including the Municipal Development Plan and the Land Use Bylaw. 1.2.1 Municipal Government Act The Tillicum Area Structure Plan has met the requirements of the MGA. The Act enables the County to adopt an area structure plan that provides a framework for the future subdivision and development of land within the ASP area. Sections 633,636,638 & 692 of the Act deal specifically with area structure plans stating that these plans must describe: 1. the sequence of development proposed for the area 2. the land uses proposed for the area, either generally or with respect to specific parts of the area Tillicum ASP Page 3 3. the density of the population proposed 4. the general location of major transportation routes and public utilities 5. other matters council considers necessary The Act provides the general public and organizations such as School Boards the opportunity to participate in the planning process by requiring an area structure plan to be adopted through a Public Hearing and Bylaw process. The Municipal Government Act also requires the ASP to conform to the County’s Municipal Development Plan (MDP) which was adopted by Bylaw 1052 in April of 2004. 1.2.2 Municipal Development Plan (MDP) The County’s MDP which was adopted in 2004 provides guidance to manage growth and development within Camrose County. We have selected those principles and policies that are applicable to the Tillicum ASP for review and comment. Development Priorities: Council’s overriding priority is to maintain a sustainable economy and a healthy environment. Development which meets this test will be welcome. Development which fails this test will be rejected. The future of the County of Camrose lies with a strong farm economy, and Council will do whatever is necessary to support farming as an industry and a way of life. Other land uses may not be allowed if they are incompatible with farming. …Council will ensure that its decisions do not stand in the way of growth of its urban neighbors. Subject to these overriding priorities, Council will support diversification of the economy into non agricultural activities, including non-farm residences… resource development and recreation Section 1: Agriculture Agriculture is the backbone of the local economy and Council will give all necessary support to the Industry. Council will support agriculture by securing its land base and by ensuring that farmers have the right to farm without unnecessary interference. Tillicum ASP Page 4 The pertinent MDP Agricultural Policies that are applicable to the Tillicum ASP lie under the exception policies which prioritize other land uses in specific situations. These include: Policy 1.9 The protection of farm land will not be used to prevent the logical and economic expansion of ….existing Hamlets Policy 1.10 Land may be zoned to allow other uses in agricultural areas if they are compatible….. Policy 1.11 …good farm land may be rezoned for recreational and residential use adjacent to water bodies Policy 1.12 Landowners are encouraged to keep natural vegetation on land next to rivers and streams. The Tillicum ASP has maintained the agricultural land uses on the upper bench lands of the hamlet where cereal and forage crops continue to be produced. These cultivated lands, while limited in size, represent an ideal holding zone until long range expansion of the Hamlet becomes feasible. Specific objectives and recommendations pertaining to the “right to farm” are put forward under this land use within the ASP. The MDP contains a number of other agricultural related policies dealing with single parcel subdivisions in agricultural areas, intensive animal operations and rural non-farm residences in agricultural areas. (see MDP Policy Sections 2 thru 4). Section 5: Rural industry and Commerce The vast majority of these policies would not be applicable to the Tillicum ASP with the exception of those policies dealing with Home Based Businesses Policies 5.6 thru to 5.8. Policy 5.6 Home businesses will be allowed provided they have no significant off site effects. Rules maybe tighter in multi lot residential subdivisions …. Policy 5.7 If a home business will have significant off site effects,