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

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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

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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.

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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, it may still be allowed if these effects can be reduce or managed to the satisfaction of the neighbors.

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Policy 5.8 When a development permit is issued for a home business, the owners will be told that if the business outgrows the residential neighborhood they will have to move Section 6: Urban Expansion

This section provides a number of policies that advocate cooperation with urban municipalities to make expansion as easy as possible.

Policies 6.10 to 6.12 deal specifically with the Development of Hamlets:

Council believes that the existing hamlets within the County should be encouraged to grow to take advantage of the existing infrastructure.

Policy 6.10 Council will encourage the expansion of hamlets

Policy 6.11 Council will consider extending water and sewer service to all Hamlets on a local improvement basis

Policy 6.12 If forced to choose between water and sewer service, Council will likely choose sewer because it has greater health benefits

The ASP will have a number of sections dealing with services to the Hamlet as this has been identified as one of the most significant concerns of the residents.

Section 7: Lake Development

A number of specific MDP Policies are applicable to Driedmeat Lake.

Policy 7.2 Council will manage the land surrounding lakes as to preserve and if possible improve the quality of water and to maintain optimum flows and water levels

Policy 7.3 ….the need to preserve water quality will mean excluding some types of agriculture from land adjacent to or draining into lakes… particularly to Driedmeat Lake because it is the City of Camrose’s water supply.

Policy 7.6 …Council will not favor one type of recreation over another

Policy 7.7 Public access and private cottages do not make a good mix so public access should be concentrated at a few larger sites rather than scattered throughout a cottage subdivision.

Policy 7.8 Central docking and boat storage facilities are preferred to many individual facilities.

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Policy 7.9 Council favors the installation of municipal sewage gathering and treatment systems at recreational lakes but notes that is only possible with financial help from senior governments Section 8: Water Management

A number of the policies within this section serve to address the fact that one of the biggest constraints on development in this area is a shortage of water; because land use affects water the County has an important management role to play.

Some of the MDP policies include:

Policy 8.2 Before approving any new development which depends on groundwater the County will require the developer to prove that there is sufficient water without depleting the supply to existing users.

Policy 8.3 Council encourages work to identify groundwater recharge areas within the County…

Policy 8.4 Council may negotiate conservation easements covering groundwater recharge areas.

Policy 8.5 If land containing groundwater recharge area is proposed for subdivision into small lots the land will normally be taken into public ownership as Municipal or Environmental reserve

Policy 8.6 …large residential acreages usually retain the tree cover The County will consider allowing such subdivision as a way of retaining tree cover in groundwater recharge areas.

Policy 8.7 Municipal water wells will be marked on the County’s LUB maps so that incompatible land uses can be kept away.

Policy 8.8 Council encourages all well users to register their use of groundwater under the Water Act.

While the Tillicum ASP will make an effort to incorporate water well data into the servicing section of the plan as information pertaining to older existing wells may be difficult to obtain.

Surface water: A good supply of surface water is important to the County …tree cover retards runoff and spreads out flows over a longer period of time.

Policy 8.10 Council encourages landowners to keep tree cover on land adjacent to watercourses.

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Policy 8.11 …Storm water retention ponds will be encouraged.

Water Quality: Council will do everything possible to keep up the quality of river and lake water.

Policy 8.13 …council requests the NRCB to be extremely careful about allowing new or expanded feeding operations on land which drains into Driedmeat Lake.

Water Delivery Systems: …Developments may be proposed where there is insufficient groundwater. Cisterns supplied by trucks may be envisaged or developers may propose communal water systems supplied by wells or pipelines from Camrose.

Policy 8.15 if a lot is to be supplied with water by trucking, the County will require the developer to register a Development Agreement on title warning buyers that groundwater is not available.

Policy 8.16 Any private water system… must be capable of supporting itself financially…

Policy 8.17 The County will not approve any multi lot development which depends on a private water system unless it meets the full standards of the regulatory agencies…

Policy 8.18 Any private water system must be owned and operated by an organization which has the legal right to levy charges on its customers.

The area structure plan will address the water servicing issues of the Hamlet in detail and make a number of recommendations for future upgrading of the existing situation.

Section 9: Waste Water Disposal

Alternative Systems: Standard municipal sewer systems on gravity flow are expensive to install and are usually economic only in high density areas

Policy 9.1 In low density developments, Council will consider the use of low pressure sewer systems as a cost effective alternative to gravity sewers

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Policy 9.2 Sewer systems must normally be owned and operated by the County. Council will consider approving privately owned systems under the conditions of Policy 8.18.

The Tillicum Area Structure Plan will address in detail the provision of sanitary services within the Hamlet & Paradise Resort.

Section 10: Municipal Roads

Section 10 of the MDP deals with municipal roads. While Policies 10.1 to 10.6 deal with the County as a whole the policies dealing with road construction costs are the most applicable to the Hamlet. Roads required for a new subdivision are normally built by the developer at their cost.

Policy 10.7 …County will not approve a subdivision or issue a development permit unless the lot has access to a maintained road

Policy 10.8 …roads will be built in accordance with Council’s road building priorities.

Policy 10.10 when land is subdivided each parcel created must have direct legal & physical access to a maintained road at the developers cost.

Section 13: Mineral Resources

Section 13 of the MDP deals with the extraction of mineral resources which is an important issue for the ASP given the extensive sand & gravel deposits located within the boundaries of the area structure plan.

Extracting mineral resources in a careful planned manner will generate jobs for residents and taxes for the County. Council has a responsibility to see that the resources are not sterilized by incompatible surface development…

Policy 13.1 Extraction and processing of natural resources will normally be approved provided that the municipality does not have to subsidize the development…

Policy 13.4 Where there are plans to extract mineral resources in the …future, the County may use its land use powers to prevent subdivision and development which would make resource extraction difficult or uneconomic.

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The ASP will need to put forward recommendations that allow for residential expansion while mitigating the potential conflicts that arise between mineral extraction and new & existing residential development.

Section 14: Hazard Areas

Section 14 of the MDP deals with hazard areas. The responsibility of choosing a safe building site rests primarily on the landowner or builder. Mapping may be provided by the County that maps such hazards as flooding, unstable slopes, soil and groundwater contamination etc …..

Policy 14.3 …despite the existence or non existence of maps the onus will be on the developer to show that the site is suitable for the use proposed

Policy 14.4 The County may refuse to approve a subdivision or issue a development permit if the site appears to be a hazardous one

The ASP will address development issues with respect to the floodplain of Driedmeat Lake and the steep embankments adjacent to the shoreline.

Section 15. Fish and Wildlife

Section 15 of the MDP has a number of policies that are important for the Tillicum ASP.

Policy 15.1 Area structure plans must identify critical wildlife habitat and travel corridors.

Policy 15.2 …location of reserves will be guided in part by wildlife needs

Policy 15.3 Council will consider using money paid in place of reserves to purchase land which is valuable as wildlife habitat….

Policy 15.4 …determining the amount of development that can be allowed near a lake or stream, Council will consider the effect on fish populations from land clearance, changed flow regimes, siltation and nutrient enrichment

Policy 15.7 Council encourages landowners to maintain natural vegetation on land near watercourses and on steep slopes.

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The Environmental section of the ASP will put forward recommendations that will help to protect and enhance fish and wildlife habitat within the ASP area.

Section 16: Reserve Land

The last policy section of the MDP deals with reserve dedication which is an important consideration especially within the proposed expansion areas of the Hamlet.

Policy 16.1 …the County will protect environmentally sensitive areas by taking them as ER or by registering an environmental reserve easement.

Policy 16.3 The County will ask for municipal reserves in the form of land only where that subdivision creates a real need for land to be dedicated

Policy 16.4 …where there is no need for park there may be a need for land for wildlife

Policy 16.5 Where there is no need for park land in a subdivision the County will take its cash equivalent and use that money to purchase land elsewhere.

The MDP has a number of policies dealing with the management of municipal reserve ( MR) parcels :

Policy 16.7 Council prefers not to actively manage reserve land.

Policy 16.8 …Council may entertain offers to lease or purchase reserve lands

Policy 16.9 Preference will be given to groups or individuals who wish to use the land for natural purposes…..

Policy 16.10 Reserve land will be leased or sold only for purposes that are compatible with surrounding uses

Policy 16.13 Reserve land which provides public access to Lakes will not be closed or sold.

Money taken place of reserves must by law be used to purchase or upgrade recreational or school land.

The objectives and recommendations within the Tillicum Area Structure Plan support the policies of the Municipal Development Plan. The goal of the ASP is to

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shed new light on the relevant policies of the MDP and to strengthen the County’s ability to enhance and achieve these policies.

1.2.3 Land Use Bylaw

While the MDP and the Tillicum ASP provide planning goals and objectives and policies for the area it is the County’s Land Use Bylaw that regulates and controls the use and development of land and buildings in the municipality.

Development recommendations within the final approved ASP may necessitate amendments to the Land Use Bylaw.

Section 607 of the LUB provides a general set of regulations for development near Lakes. In this case for all land within 200 meters of Driedmeat Lake.

Section 607 Sewage from a residence may be treated and disposed of onsite provided that:

 the lot has an area of at least 4000 sq m and a width of at least 40 meters.  site conditions must meet the requirements of the Province.  the discharge point or location of the field is at least 90 meters from the high water mark.

Section 607.3 In all other cases sewage from a residence shall be collected in a holding tank until its pumped out and hauled away in a manner acceptable to the Regional Health Authority, Alberta Environment and the Plumbing Inspection Branch of Alberta Labour.

Section 609 Excavations:

Applies to sand and gravel extraction which is an issue the ASP must contend with.

Section 609.2 an application for a Development Permit for surface mining shall be accompanied by the following:

 detailed map  grading and drainage plan  engineering opinion of effect on groundwater  identification of problems  proposed hours of operation  estimated life of the project

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 plans for the reclamation & subsequent use of the site

Section 610 Height of Buildings:

No residences or other buildings containing sleeping accommodation shall be constructed with more than 2 floors above ground level.

Section 616.2 Parking :

Residential onsite parking spaces are a minimum of 2 stalls per dwelling unit.

Section 618 Safety & Suitability of Building Sites

Section 618.1 the authorities may refuse to approve the subdivision of a lot or issue a development permit if the proposed building site does not have a safe and suitable building site.

Section 6.18.2 A building site is deemed unsafe if:

 does not have safe and physical access to a maintained road  is subject to a risk of flooding  has a high water table  consists of muskeg  is on an unstable slope  is closer than 100 meters to an oil or gas well  is within the setback required by the AEUB from a sour oil or gas facility  is located over an abandoned coal mine or oil or gas pipeline  may be endangered by aircraft operations  is unsafe due to contamination by previous uses  has inadequate or unsafe water supply  is situated closer to a confined feeding operation  would materially interfere in an existing agricultural operation  is not large enough to meet the setback requirements of the district  would prevent or interfere with the extension of a nearby developed area…gravel pit

Section 618.3 the authorities may issue a permit if they are satisfied that there is no risk to persons or property or that these concerns will be met by appropriate engineering measures.

Section 619 Secondary Suites:

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One secondary suite may be constructed inside any single detached dwelling. It must comply with the Alberta Building Code and provide one off street parking stall.

Section 623 Water Supply:

No subdivision or development shall be approved by the subdivision or development authority unless they are satisfied that there is sufficient water to serve its needs

If a subdivision or development is to be supplied by trucked water the authorities may require the developer to enter into an agreement acknowledging that the on site water is insufficient……

Section 7: Land Use District Regulations

The two dominant land use districts for Paradise Resort & the Hamlet of Tillicum Beach are the CR-I- Small lot Country Residential District and the Lake Resort District (LR). Figure 1 : Existing Land Use Map illustrates these two districts.

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Figure 1 : Existing Land Use Map

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CR-1: Small lot Country Residential District

A portion of the SW 18-45-19-4 is zoned as CR-1. The purpose of this district is to provide land of low agricultural value where clusters of rural non-farm residences can be established

Permitted Uses include new single detached residences, home offices, public parks & recreation areas, utility structures and accessory buildings.

Discretionary uses include extensive and intensive agriculture, bed & breakfast operations, home businesses, manufactured homes, group homes and accessory buildings.

Section 704.5 Size of Lots:

Residential lots shall have an area of at least 4000 square meters (1 acre)

Section 704.6 Number of lots per quarter section:

Maximum number of residential lots allowed on 1 quarter shall be lesser of 40 or where water is to be provided from wells on site, the number of families whose water needs can be met on a sustainable basis from the underlying aquifer.

Section 704.7 Number of residences on a lot:

No more than one residence shall be established on a lot.

Section 704.8 Setbacks:

…all buildings and excavations must be set back 10 meters from any other property boundary.

Section 707: Lake Resort (LR) District

Purpose of this district is to provide land for cottage development adjacent to Lakes. The majority of the existing lots in both Paradise Resort and Tillicum Beach fall under this land use district.

Maintaining the quality of lake water is a high priority and the County may override the provisions of this district to protect the water quality of Driedmeat Lake.

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Section 707.2 Permitted Uses:

 new single detached dwellings either site built or modular but excluding travel trailers as the main building on the lot  home offices  public parks and recreation areas  unattended utility installations  accessory buildings

707.3 Discretionary Uses:

 manufactured homes on permanent foundations  pre existing buildings moved to site  recreational vehicles  home businesses  bed and breakfast operations  utility installations  convenience stores  cafes and restaurants  recreation orientated retail sales  storage compounds  agriculture  accessory buildings

Section 707.4 Density of Development:

Where water is to be provided from wells on site the number of lots allowed shall be no greater than the number of families whose water needs can be met on a sustainable basis from the aquifer.

Section 707.5 Number of Residences on a lot:

No more than one residence shall be constructed on a lot

Section 707.6 Size of lots:

Lots served with municipal water and sewer shall have a minimum area of 500 square meters and a mean width of 15 meters.

Lots served by a sewer system but not a water system shall have a minimum area of 1000 square meters and a mean width of 30 meters .

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Lots served by a water system but not a sewer system shall have a minimum area of at least 1500 square meters and a mean width of 30 meters .

Lots served by neither a water or sewer system shall have a minimum area of at least 2000 square feet and a mean width of at least 30 meters.

Section 707.7 Site Coverage:

The ground floor area of all buildings on a lot shall be no more than 500 square meters or 40% of the area of the lot, whichever is less.

Section 707.8 Height of Buildings

Main buildings shall be no higher than 10 meters above grade

Accessory buildings shall have only a single storey

Section 707.9 Setbacks from property lines:

Single storey setbacks:

Front property line 6 meters Side property line not adjacent to a road 1.5 meters Side property line adjacent to road 3 meters Rear property line 3 meters

Higher than single storey buildings:

Front property line 10 meters Side property line 3 meters Rear property line 10 meters

No accessory buildings in the front yard:

Garage facing lane or street 6 meters

Section 707.10 Recreational Vehicles

One RV may be parked on a lot anytime and no permit is required

Additional RV’s may be located on a lot for up to 7 days without a permit

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Additional RV’s located on a lot for more than 7 days require a development permit- no fee will be charged

Section 707.12 Special rules for Lakeshore Areas

Section 607 of the LUB imposes additional requirements on development within 100 meters of the shoreline of certain Lakes.

1.3 Public Engagement Program

The Tillicum Area Structure Plan Public engagement Program involved many participants with varying and diverse roles. A brief summary of the roles each significant group played in creating the ASP follows:

The Community

The Tillicum ASP needed to address the issues, challenges and opportunities that the land owners and/or residents of Paradise Resort and the Hamlet of Tillicum Beach identified for the area. The Plan also needed to focus on the needs and aspirations of those that use the area as a recreational resource whether it is a place to camp, bird watch, fish, boat, hike or simply enjoy the view.

Other Key Stakeholders

Information was gathered from a number of other stakeholders including the Provincial Government Departments of Environment & Sustainable Resource Development. Organizations such as Ducks Unlimited were contacted for input respecting the use of Driedmeat Lake by migratory waterfowl.

The City of Camrose is another key stakeholder for the ASP in that Driedmeat Lake is the primary source of raw water for the City and treated sewage is discharged into Stoney Creek which drains into the Lake.

Reeve & Council

Council represents the ultimate decision making body as to the final approval of the ASP. They sanctioned and funded the project on behalf of the County and will play a primary role in implementing its recommendations.

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The Reeve’s participation as the division councilor in the Vision Session and Open House is important in building a level of trust amongst the residents and key stakeholders and illustrating to them that the program is an open, inclusive and engaging process. It also shows that the project is important to Council.

All of Council will play a leadership role in acting as champions for the ASP.

County Administration & Consultants

The Planning & Development department played the lead role in providing background documentation, research reports, access to the County’s website, mapping, air photography and access to the County’s social media sites and other information to the consulting team. Their participation throughout the entire program ensures that the ASP’s recommendations are based on a thorough understanding of the challenges and opportunities facing the Tillicum area.

The Administration and Consulting team are responsible for organizing, advertising, promoting and facilitating the public engagement program through the use of electronic media, newspaper advertising, direct mail outs, posters, questionnaires etc.

Steering Committee Consultation

One of the initial steps within the public engagement program was to create a Steering Committee consisting of the Manager of Planning & Development and four residents who had applied to sit on the Committee.

The primary objectives of the Steering Committee were to:

 assist the Administration and Consulting Team in identifying and understanding the challenges and opportunities facing Paradise Resort and the Hamlet of Tillicum Beach.

 participate and help to promote the Public Vision Session, Open House and Public Hearing.

 provide logistical guidance as to the timing, location and date of mile stone meetings & events.

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 spread the word and encourage others to complete questionnaires and offer their input.

Public Vision Session

The Public Vision Session presented an excellent opportunity for land owners, residents and other key stakeholders to have input into the ASP. The Reeve and Manager of Planning & Development were also active participants.

The three hour morning session was held on February 25, 2012 at the county office during the worst blizzard of the winter. The turnout was excellent despite the weather.

The program included an introduction to the session, timelines and expectations of those attending.

Input was sought on four primary topic areas which included: servicing, development opportunities, recreation and environment. Each discussion group was facilitated by a member of the Consulting team working with a briefing report that provided an over view, challenges and opportunities for each topic area.

Input was gathered from each group as they rotated through each topic area.

Questionnaires were circulated at the end of the session and made available to residents who couldn’t attend the meeting.

Open House -- April 21/12

A drop in style open house was staged in the County Council chambers on Saturday, April 21, 2012 between the hours of 9:00 AM and noon. The turnout was excellent with at least 26 people signing in.

Unlike the Vision Session there was strong representation from residents of Paradise Resort with at least 8 residents. A few of the older residents of Tillicum Beach also participated as well as most of those who had taken part in the February Vision Session.

The room was set up with five poster boards which illustrated the key figures within the draft plan. Hard copies of the draft ASP were made available to those in attendance most of which had already received their own copy in the mail.

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The Steering Committee and the Consulting Team were in attendance to answer any questions and to listen to the comments from those in attendance.

A slide presentation of photos was presented on the dual screen system within the Council Chambers.

Questionnaires were handed out that solicited specific answers or comments to the recommendations within the Future Land Use Concept sections of the draft plan. For example “Do you support the Environmental Recommendations 1 thru 11 on pages 33 & 34 of the draft asp? If you are opposed to any of the recommendations please indicated by number and explain why. “

Notification that the questionnaire would be available on the County’s web site was also provided.

Response to Questionnaires

The response we received was excellent and for the most part very positive. Over 85% of the responses were supportive of the recommendations within the Draft ASP. This was especially true for those residents and others that had participated in the Vision Session. Essentially they were seeing their challenges and opportunities that were raised in the Vision Session and Questionnaires being addressed by the objectives and recommendations within the draft plan.

The most significant concerns and questions were raised by the residents of Paradise Resort via letters to the County and responses to the questionnaire.

Based on their input significant amendments were made to the draft ASP especially respecting recommendations that directly impact Paradise Resort.

A Briefing Report and Cover letter will be directly mailed to the residents highlighting the proposed amendments as reviewed by the Steering Committee.

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2.0 Site Description

Location

The Hamlet of Tillicum Beach is located 3 km west of Highway 56 and approximately 16 km southeast of the City of Camrose in Camrose County, Alberta. Paradise Resort is a small acreage community which lies immediately west of the Hamlet.

The Hamlet of Tillicum Beach & Paradise Resort lies along the north shore of Driedmeat Lake.

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Figure 2: Location Map

DRIEDMEAT LAKE

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ASP Boundary

The RFP prepared by Camrose County predefined the boundaries of the Area Structure Plan.

Figure 3: ASP area map as per RFP

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Hydrology

Driedmeat Lake will be the focus of the hydrology section of this ASP. It has a long history of utilitarian as well as low level leisure uses. The name is derived from early history when the native tribes of the region used the area for drying and curing meat for use in the winter. The Lake has provided an important water supply for local livestock and in later years the City of Camrose. It is widely recognized as a migration staging area for waterfowl and historically it supported a game fishery.

The Lake is formed by a deepening and widening of the Battle River Valley which was originally a glacial melt water channel. The Lake is approximately 19 km long by 1.0 km wide with a surface area of 14.6 square kilometers. Most of the inflowing water originates from the Battle River with lesser flows from Stoney Creek, Driedmeat Creek and smaller tributaries. The Lake drains approximately 2000 km2 of land. The Lake substrate is mostly silt overlain by heavy organic deposits with a few gravel banks on the east shore.

The importance of Driedmeat Lake to the Tillicum Area Structure Plan cannot be understated. The Hamlet of Tillicum Beach and the Paradise Resort and Lakeview subdivisions exist because of their proximity to the Lake.

The quality of the lake water is important to the quality of life for those that reside here and/or use the Lake. It has a direct impact on the agricultural, environmental and recreational land uses both future and present within the Tillicum Area Structure Plan.

Water levels in the Lake historically fluctuated in response to flows in the Battle River. The construction of an outlet control weir at the south end of the Lake in 1974 has helped to stabilize the water level of the Lake. Further upgrades to the weir system in 2010 increased the height of the weir by 1.5 feet and enough shoreline was also acquired to allow for an additional increase of 1.5 feet. Observation of the local residents suggests that the Lake water levels in 2011 were the highest that they have been in decades.

According to the Battle River Watershed Alliance there are currently 785 licenses for water consumption from the Battle River, upstream of Driedmeat Lake, which add up to a draw down of 60,000 cubic decameters of water per year. Given that all license holders do not use 100% of the water that they are entitled to use, actual water use of the River is more like 45,000 cubic decameters per year.

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Driedmeat Lake is a nutrient rich and eutrophic water body and its water quality is similar to the water quality of the Battle River. Water temperatures reach a maximum of 18 to 20 degrees in the summer and because of the shallow depths, the Lake becomes turbid with high levels of nutrients which accelerate weed growth. The chemical composition of water entering the lake from upland agricultural operations and the City of Camrose also support excessive weed growth which in turn causes the depletion of its natural supply of dissolved oxygen especially during the winter when the Lake is ice covered.

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Figure 4: Topographic Map

Contours derived from Google Earth surface model, to be used for visual context only. With and elevation and location accuracy of approximately 5m.

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Topography / Geology

Driedmeat Lake is located at an elevation of 686 m. The surrounding valley walls rise 40m to an elevation of 724 m. The ASP area has two distinct geomorphic regions being the Driedmeat Lake Valley and the uplands surrounding the lake know as the Torlea Flats.

The valley was formed during the deglaciation of the Wisconsin Ice Cap which covered the area 13,000 years ago. The Battle River and Driedmeat Lake now occupy the former melt water channel which was created by the blocked ice and drainage of the ice water as the glacier melted.

The second geomorphic feature of the area is the Torlea Flats or uplands that surround the valley. The rolling nature of the topography to the east was created by deposits of ground moraine. East of Tillicum Beach there is a hill called Driedmeat Hill. It was formed as a result of erosion of the former Red Deer River Valley

Gravel deposits are located in the higher areas of the upper flats and along the northwest shoreline of the Lake. These deposits are of good quality and the reserves are large.

Soils

The soils on the uplands surrounding Driedmeat Lake were developed from alluvial material. They include the Peace Hills fine sandy loam and the Irma fine sandy loam. They are well drained black soils with a high sand content and have a Canada Land Inventory Rating of Class 2.

The CLI rating of 2 for agricultural production means that the soils are well suited for the production of most cereal and forage crops.

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3.0 Future Land Use Concept Plan

Figure 5: Future Land Use Concept Plan

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3.1 Agriculture

Beesley Farm

Overview

The upland areas within the boundaries of the area structure plan that have historically been cropped with either forage or cereal crops largely consist of CLI Class 2 soils which are good for agricultural production. These parcels are contiguous with adjacent quarter sections immediately to the north, which continue to be cultivated.

Other parcels of land within the boundaries of the ASP that have had the gravel extracted are obviously poor for agricultural production and will remain so until reclaimed for such use.

Approximately 90% of the upper bench lands surrounding Driedmeat Lake have been cleared of trees in order to increase agricultural production.

Land below the top of the bank that extends to the shoreline is rated poorly for agricultural production. These lands are mostly tree covered and have slopes of 35%. This restricts the productivity of the lands for agricultural purposes. The pasturing of cattle in a few locations is the main farming activity that takes place below the top of the bank.

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The strategy that we advocate for this land use category is to retain the upper bench lands for continuous agricultural production of cereal and forage crops until the further expansion of the Hamlet is viable or some other recreational use such as a golf course can be supported.

Livestock have been raised in the immediate area since the early 1920’s when Terp Beesley first settled there. The County acquired the area identified as Mineral Deposit under Figure 5 for gravel extraction purposes and in the interim have leased the historical Beesley farm as a grazing lease to various cattle producers over the years. The lessee has the option of short or long term grazing of this site which means that he can put a few head on it and graze them all summer or increase the number of cattle and graze it quickly. It is important to note that the condition of the forage is monitored by the Agricultural Fieldman to ensure it is not overgrazed.

Several years ago the County had the lease holder fence off access to the lake shore and upper banks. The County has also fenced off the riparian area above and below Beesley Spring in an attempt to conserve the natural habitat of this area from grazing cattle.

Beesley Spring

Objectives

1. To support the agricultural policies of the Municipal Development Plan that view agriculture as the backbone of the local economy.

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2. To promote the conservation of the good agricultural parcels of land within the ASP area despite their limited size.

3. To promote sustainable and environmentally responsible agricultural practices.

4. To reduce potential conflicts between the residential land uses within the Hamlet & Paradise Resort and the active farms of the area.

5. To avoid the premature conversion of agricultural land into other land uses.

Recommendations

1. Encourage farming operations in the area to be consistent with the sustainable use of their lands and to farm in a manner that is reasonably compatible with the residential uses of the Hamlet and respectful of the environment.

2. Preserve remaining stands of trees and sloughed areas for wildlife habitat.

3. Limit the use of the forested steep slope lands surrounding the Lake for cattle grazing.

4. Residents within the ASP area should be encouraged to respect existing farm operations and display tolerance for their hours of operation, noise, dust and the transportation of field equipment.

5. Trespassing on private farmland is discouraged.

6. The agricultural lands illustrated on the Future Land Use Concept map should be utilized as a holding zone until the expansion of the Hamlet for residential or recreation purposes becomes feasible.

7. That the County will not approve any new Intensive Livestock Operation or Confined Feeding Operation within the expanded boundaries of the Hamlet or within 1 mile of the area structure plan boundaries.

8. The Livestock Grazing Lease that is in effect for the future gravel extraction area should continue to be monitored by the County to ensure the area is not overgrazed and the fencing of the area above and below Beesley Spring is kept in good repair.

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3.2 Environmental

Overview

The areas designated as Environmental within the Land Use Concept Plan are those lands adjacent to the shoreline of Driedmeat Lake, the areas below the top of the bank surrounding the Lake and along the major and minor tributaries or watercourses that drain into the Lake. Of course the Lake itself is a key component of the environment within the ASP.

The area from the top of the bank to the shoreline often represents a slope of 35% and is covered with various species of deciduous trees.

The lands from the shoreline to the top of the bank surrounding the Lake and along the drainage courses are vital from a watershed protection standpoint.

By ensuring a high level of tree cover remains in place for these respective areas one can reduce soil erosion, provide wildlife habitat, reduce contamination from the agricultural operations and, perhaps most important, stabilize surface and ground water flows.

The rate of eutrophication in Driedmeat Lake has increased over the last few decades given the rise in aquatic plant growth. The upper and lower ends of the Lake and the sheltered bays contain extensive beds of emergent plants including

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typha, carex, scirus and sparaganium. Beds of submerged macrophytes circle the Lake extending approximately 250 meters from the shoreline.

The foregoing condition of the Lake results in a substantial reduction in the natural dissolved oxygen levels throughout the Lake especially during the winter when the Lake is covered in ice. The lack of oxygen has a profound negative impact on fish populations within the Lake.

Currently the Lake supports populations of northern pike and white sucker. Walleye were abundant in the 1960’s but this species has long since disappeared.

The Lake offers extensive spawning habitat for northern pike in the flooded grass lands. In the spring the northern pike migrate up the Battle River and via the fish ladder at the outlet weir they enter the Lake to spawn. Peak spawning activity for northern pike takes place in late April while the activity levels for the white sucker peaks in early May.

Fish numbers have reportedly declined due to the progressive eutrophication of the Lake and the lack of natural dissolved oxygen during the winter months.

The dominant vegetation classification surrounding the Lake is aspen woodland with some spruce stands on the east facing bank of the Lake. Forest cover is more developed on the west side of the Lake where it extends from the shoreline to the top of the bank. Smaller areas of pasture and cropland are scattered, often in association with a nearby farmstead.

Balsam popular and willow are the most dominant species of trees or shrubs below the top of the bank and along the shoreline as they do better in moist soil conditions.

Driedmeat Lake is rated as Canada Land Inventory Class 1 for waterfowl capability essentially meaning that it has no limitations in the production of waterfowl. The Lake has long been recognized as one of the most important migratory waterfowl staging areas in Alberta.

The shallow north and south ends of the Lake with their extensive beds of emergent plants represent valuable waterfowl habitat. These areas also experience little human disturbance which further increase their value as waterfowl habitat.

The value of Driedmeat Lake as a migratory staging area has also been protected by the Province by prohibiting hunting within 250 meters of the Lake prior to November 1st of each year.

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The diverse habitat of the Battle River Valley supports a variety of wildlife such as white tailed deer, moose, upland game birds, woodland birds and an abundant species of small mammals. Wooded areas along the drainage courses and creeks flowing into the Lake offer prime wildlife habitat. The wooded area below the top of the banks surrounding the Lake supports the highest percentage of wildlife in the region.

Objectives

1. To monitor the use of the Battle River basin system by upstream industrial municipal and agriculture users.

2. To monitor the use of Stoney Creek for treated sewage by the City of Camrose.

3. To better understand the eutrophic nature of Driedmeat Lake and the impact of this condition on the fish population.

4. To conserve and protect primary wildlife habitat in the area.

5. To stabilize Lake water levels.

6. To protect and enhance migratory waterfowl & shorebird habitat.

Recommendations

1. Monitor the licensing of water consumption through the Battle River watershed Alliance. Provide an annual report to Council noting any significant changes in usage within the river system that may impact the water levels in Driedmeat Lake.

2. Examine the feasibility of placing permanent monitors in both Stoney Creek and Driedmeat Creek to evaluate the water flow and the quality of water entering the Lake.

3. Initiate a long term study through Alberta Environment to better understand the eutrophication process underway in Driedmeat Lake.

4. Launch a program to protect and enhance the shrub and tree cover below the top of the bank of the Lake as a means of controlling further erosion and

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improving the habitat for wildlife. Engage the residents of the area to be proactive in the planting of native tree species

5. Motorized boats currently have difficulty accessing the northern and southern ends of the Lake given the extensive weed growth in these areas. This is prime waterfowl habitat and the Province working in conjunction with Ducks Unlimited should ensure that this prime habitat remains undisturbed.

6. Continue to support Fish & Wildlife restrictions on prohibiting hunting within 250 meters of the Lake prior to November 1st.

7. Monitor and control the weir system to ensure that Lake water levels are elevated to a sustainable level. Observations suggest that higher levels of water are better than lower levels in terms of the natural production of dissolved oxygen.

8. When it can be proven that the fish habitat is improving within the Lake examine the feasibility of introducing perch and walleye back into the Lake to create an improved sport fishery.

9. The County should work with Alberta Environment and the Department of Fisheries and Oceans to facilitate a weed control program on the Lake for the Tillicum area.

10. Research the feasibility of introducing a cost effective aeration system for a small portion of the Lake in close proximity to Tillicum Park.

Farm style windmill irrigation systems are an inexpensive means of adding oxygen to the Lake in strategic locations.

11. Redistrict the environmental areas within the ASP Land Use Concept Plan as Environment Reserve during any future subdivision of the area.

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3.3 Recreational

Overview

The water quality of Driedmeat Lake has been a deterrent to attracting visitors from great distances for swimming, boating, and other water based recreational opportunities to Tillicum Beach. The eutrophic nature of the Lake has limited the type of some activities and enhanced others such as bird watching.

Within Camrose County and other adjacent municipalities there are a number of Provincial Parks that offer a better camping, swimming, boating & fishing experience then is available at Driedmeat Lake.

Provincial Parks within ½ to 1 hour drive of this Lake include Miquelon Lake, Pigeon Lake, aspen Beach and Ma-me–o Beach. In terms of available campsites, for example, these areas offer from 150 to 800 campsites.

Residents of the City of Camrose and the surrounding area have historically used Driedmeat Lake in the evening and weekends while longer weekends and vacation periods have allowed them to travel further to recreation areas that offer more.

The resident population of Paradise Resort and Tillicum Beach participate daily in a number of recreational opportunities offered by the Lake and the immediate surroundings.

The Future Land Use Concept Plan identifies three primary recreational land uses being Tillicum Beach Park, the RV Campsite and of course Driedmeat Lake itself.

As indicated, Northern Pike are the only remaining sport species of fish left in the Lake. They offer a limited ice fishing experience in the winter with greater catches evident during the summer months.

Fishing is best at the outlet weir following the spring spawning run and at the mouth of the creeks entering the lake during the winter where fish locate to avoid the low oxygen level in the rest of the Lake.

Driedmeat Lake as a molting, brooding, habitat and staging area for waterfowl offers a unique and valuable passive recreation opportunity for the region.

The County utilized Canada/Alberta Infrastructure funding to redevelop Tillicum Beach Park in 2011. The features of the Park includes seven RV Campsites with

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power, showers, washrooms, ball diamond, day use picnic area, playground, fire pits, boat launch, removable pier, and water tap.

The Tillicum Area Structure Plan has a projected time frame of 25 years and thus the recommendations pertaining to Tillicum Park improvements are long range in nature. This is especially true based on the fact that the County invested significant dollars in 2011 to upgrade the park.

The most common responses to the question: What type of recreation do you participate in the Driedmeat Lake area? were as follows: bird watching, boating, fishing, walking, hiking, bike riding, snowmobiling, ATV, windsurfing & paddle boarding, skating.

Observations of the Lake by residents in 2011 suggest that the water levels were the highest they had seen in decades. Increasing the height of the weir by 1.5 feet and the significant spring and summer rains that the area experienced in 2011 had much to do with the rise in the lake water levels. Active recreational use of the Lake was also noticeable in that more people were out water skiing and wake boarding then in past years.

Alberta Environment’s “Respect our Lakes” program allows for the cutting of a four meter swath of aquatic weeds to accommodate a dock and boat hoist for each shorefront lot on Driedmeat Lake.

Those residents looking to expand this area of weed control can make an application to the Province but approvals have historically been limited.

Alberta Environment and Sustainable Resources are more likely to support an expanded weed control program for public areas such as the beach frontage of Tillicum Park. They usually would require a biological assessment to be conducted as part of the application requirements but they treat public areas in a much more favorable light than private frontage areas.

Building a permanent marina with a dock and moorage for boats could eliminate the need for private docks and boat hoists and thus the need to control weeds along the frontage of private lots on this Lake.

A marina would also add an interesting community dynamic to those interested in boating whether they are residents or non residents. It would be a great place for residents to meet neighbors and swap boating experiences. To be successful the design of the marina would need to incorporate security measures to provide 24/7 surveillance and restricted access at night.

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Objectives

1. To improve the quality and quantity of water in Driedmeat Lake to allow for a greater number of recreational opportunities.

2. To protect and enhance migratory waterfowl habitat.

3. To improve the boating facilities on the lake.

4. To provide improved RV camping facilities to attract a greater number of visitors in the summer.

5. To improve the sport fishery.

6. To enhance the swimming experience of Tillicum Beach park.

7. To expand the use of the existing park.

8. To enhance walking and hiking opportunities within the area.

9. Facilitate additional winter time recreational opportunities.

Recommendations

1. Engage Alberta Environment and other provincial departments and perhaps the University of Alberta in a long term study to better understand and mitigate the eutrophication process that is underway in Driedmeat Lake through weed & water sampling and quality / quantity monitoring of water flowing into the Lake via creeks and other tributaries.

2. Construct simple observation & sitting areas in strategic locations at the top of the bank to enhance the bird watching activities within the Hamlet. Allow natural trails to evolve by people accessing these facilities.

3. Develop a natural trail system with benches and garbage receptacles along the shoreline of the Lake within the current boundaries of the Hamlet.

As to Paradise Resort, it is recommended that the trail not be built along the shoreline but within a 30 meter landscaped corridor north of the proposed lots north of Paradise Drive. It would be adjacent to the relocated southern fence line of the grazing reserve.

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4. Research the feasibility of building an elevated boardwalk and observation platform into the expansive wetland area or along the edge of the wetland area that separates Paradise Resort from Tillicum Beach.

The region has the potential to be a big attraction for bird watchers, photographers, painters and the curious. The bird and wildlife viewing can draw many visitors from the region on a yearly basis. Many bird species are native to the region including Loons and Grebes, Pelicans and Cormorants; Ducks, Geese and Swans; Hawks, Eagles and Falcons; Pheasants, Partridges and Grouse; Plovers, Sandpipers and Phalaropes; Jaegers, Gulls and Terns; Doves and Pigeons; Owls and Nightjars; Hummingbirds; Kingfishers; and Woodpeckers; Shrikes and Vireos; Jays, Magpies and Crows; Flycatchers; Larks and Swallows; Chickadees, Nuthatches and Creepers; and many other bird species that are seasonal or year round residences of the area.

5. Long range enhancements to Tillicum Beach Park include:

 Creating additional entrances to the park.  Adding recreational equipment for the use of adults and older children.  Redeveloping the beach by controlling the weed growth, dredging the Lake and adding sand. The location of the beach should be evaluated.  Expanding the RV Campground to at least 15 sites.  Developing a small marina with a new dock, moorage for boats and a seasonal concession stand.

Marina Example

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Harbor Front Gazebo Example

6. Although well beyond the boundaries of this ASP we are recommending that the County take advantage of the detailed design work for the area adjacent to the weir system.

The historical site plan included a parking lot, canoe launch, sheltered picnic area and raised viewing platform.

The development of this area would add to the Driedmeat Lake recreational opportunities for both residents and non residents.

Canoeing and kayaking on Alberta’s scenic lakes and rivers is a day with nature at its finest. (Travel Alberta)

7. Develop & maintain a skating area on the Lake which includes skate changing benches and a shelter. Program the use of the site for general skating and pond hockey.

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8. Study the feasibility of introducing perch & walleye back into the Lake after improvements in the water quality of the Lake can be maintained.

9. Treat the north and south ends of the Lake as a sanctuary for waterfowl by restricting access to these locations.

10. Promote the use of the Lake for snowmobiling during the winter. Set tracks for cross-country skiing trails along the shoreline.

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3.4 Existing Residential

Overview

The Tillicum Beach park area was registered in 1949 and by 1974 the Hamlet of Tillicum Beach contained approximately 70 cottages on 168 subdivided lots. Paradise Resort also has an extensive history going back to 1913. By 1980 only four lots in Paradise Summer resort were developed.

Utilizing the County’s Web map the following lot inventory was generated for both Paradise and Tillicum.

Paradise Resort:

Total number of lots………………………………………………….. 23 Number of permanent residences…………………………….. 9 Number of cottages…………………………………………………… 5 Number of farmsteads………………………………………………. 1

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Tillicum Beach:

Total number of lots………………………………...... 94 Number of permanent residences……………………………….. 29 Number of cottages………………………………...... 48 Number of manufactured homes………………………………… 2 Number of residences and cottages on same lot…………. 1 Number of vacant lots……………………………...... 15 Number of farmsteads………………………………………………… 2

As is evident from the above statistics the ASP area has a solid mix of both permanent residences and cottages. The Land Use Bylaw refers to single detached dwellings either site built or modular as Permitted Uses, whether they are for a cottage or permanent residence. We see little reason to amend the Bylaw. With respect to manufactured homes these are discretionary uses within the Lake Resort District if they are on a permanent foundation.

In our attempt to increase uniformity in future residential expansion and introduce design guidelines it is recommended that manufactured or mobile homes not be approved within the mix of future residential uses.

A number of residents in both Paradise Resort and in Tillicum Beach chose historically to purchase more than one lot to build their home, cottage, or garage and to ensure greater privacy from their respective neighbors.

Lots in Tillicum Beach were being sold for $100.00 in the mid 1970’s with an obligation to build within 1 year. The Hamlet and Paradise Resort have experienced slow growth over the years and that is a trend that most of the residents would like to see continued.

Paradise Summer Resort and the more recent Lakeview Subdivision are technically not part of the Hamlet of Tillicum Beach, even though all three areas share the same districting under the Land Use Bylaw (LR- Lake Resort).

It is clear that the County and residents of the area would benefit from the expansion of the Hamlet boundaries, especially with respect to future provincial infrastructure grants. Hamlets are often eligible for 90% grant funding to cover the costs of municipal services, while acreage areas such as Paradise Resort would not be eligible for such funding.

Expanding the boundaries of the Hamlet to include all of the lands within the boundaries of the area structure plan would allow for the expansion of the hamlet over the next twenty plus years.

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While the servicing of new subdivisions is the responsibility of the developer in accordance with the County’s Municipal Development Standards, municipal portions of infrastructure improvements could be eligible for provincial funding. For example, if a new municipal water system required a storage system, that portion of the system could be funded through an infrastructure grant if the land being subdivided was within the hamlet.

The property tax impact to the current land owners, based on the assessed value of the buildings and lot, would be negligible if these parcels were included within the expanded boundaries of the Hamlet. Agricultural land would continue to be taxed as agricultural land whether within the Hamlet or not.

The road or street infrastructure that serves both areas is contained within a 15 meter right of way with ditches for drainage. Narrow laneways also serve a portion of the Hamlet.

The majority of the dwelling units have a well or cistern as their water supply and a septic tank pump out system for their waste water. The majority of the existing lots are too small to sustain a septic tile field system.

The majority of the lots are approximately 15 meters in width and less than 30 meters in depth which makes them quite shallow. A few homes have been built below the top of the bank along the shoreline in both Paradise and Tillicum Beach.

A number of older cottages in Tillicum have been under-maintained in recent years and are beginning to show extensive wear and tear. They are often located on premium well treed view sites and thus offer excellent potential for re- development.

In recent years a few new homes have been built on the top of the bank in Tillicum where they afford a spectacular view of the Lake.

Objectives

1. To promote the development of underutilized vacant lots in both Tillicum and Paradise to take advantage of the existing roadways.

2. To promote the redevelopment of older cottages that have been poorly maintained over the last number of years.

3. To ensure that the surface drainage systems within the road right of ways are maintained and enhanced where possible.

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4. To research the prospects of introducing a municipal sanitary and water system to the consolidated hamlet.

5. To incorporate all the land defined within the Tillicum Area Structure Plan boundaries into the Hamlet of Tillicum Beach.

6. To articulate and promote the advantages of expanding the hamlet boundaries to the existing landowners

7. To achieve majority consent from the landowners prior to Council bringing forward a motion to expand the boundaries.

Recommendations

1. An inventory of vacant underutilized lots within Tillicum Beach should be taken and the owners of these lots should be encouraged to consolidate them with their existing lot, pursue development or sell them.

Once a historical vacant lot is successfully developed it should act as a stimulus for the further development of other vacant lots. Encouraging the builder to lead by example may be the best way to see this recommendation become a reality.

2. The County should develop Design Guidelines for these vacant lots that ensure only the select cutting of the trees takes place, that the grading of the site respects the existing drainage patterns of adjacent sites and that the Lake views from existing homes are not compromised.

These guidelines need to clearly define, through the use of photos and illustrations, the type of housing that the expanded Hamlet is expecting to see constructed.

3. Other guidelines that reflect the development regulations of the Land Use Bylaw (i.e. maximum building height, setbacks, side yards, site coverage) need to be incorporated within the guideline package.

4. These guidelines should support the visual integrity of the Hamlet and provide ideas as to façade, window & door treatments and the size of the dwelling unit.

5. The incorporation of thematic architecture (i.e. historical village style) into the design guidelines is a strong idea that has raised the value of homes in a number of Hamlets and Villages.

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The Design Guidelines are not meant to be prescriptive but instead are intended to put forward suggestions and constructive ideas that maintain flexibility in design while illustrating the market advantages of a common theme.

6. The same Design Guideline package could assist in the redevelopment of a number of the older cottages that are beyond repair. They are often located on mature treed sites with great views of the Lake. These characteristics of the site should be retained.

7. It is recommended that the servicing standard for the development of vacant lots and the redevelopment of older cottages be held at a septic tank pump out /cistern stage for the next few years until the prospects of a municipal sanitary and water system are eliminated or constructed.

8. That under section 59 of the Municipal Government Act, Council put forward a motion to designate all lands defined by the boundaries of the Area Structure Plan as being within the new expanded boundaries of the Hamlet of Tillicum Beach.

9. Prior to adoption of the motion the County will need to research and articulate the advantages of their actions to the landowners and to achieve the support of the majority of owners.

10. The narrow streetscape with surface drainage needs to be well maintained especially given the steep topography in the older areas of the Hamlet. The County should undertake a regular seasonal maintenance program that also evaluates the general (drive-by) condition of retaining structures on private property. Notices could be given to home owners to have them evaluate and if need be repair failing retaining wall structures.

11. Regulations need to be introduced to reduce the current and future conflicts between the extraction of sand & gravel and the existing residences.

The introduction of a 30 plus meter parkway corridor between the gravel extraction area and the back of the proposed new lots on the north side of Paradise Drive will serve as a natural landscaped buffer between these two uses.

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3.5 Future Residential Development Opportunities

Overview

The future residential development opportunities recommended within this area structure plan cover a time frame of 25 or more years into the future (2037). Given the slow to almost nonexistent growth in the last couple of decades we are projecting a maximum increase of approximately 1000 units at full build out of the net developable hectares within an expanded Hamlet that includes Paradise Resort, Lakeview and the immediately surrounding area.

Realistically it is unlikely that this type of growth projection would be achieved within the next 25 plus years but once again is it is simply based on the net number of hectares that have development potential.

Some degree of growth is almost always healthy for any community as it generally supports appreciation of land values. Declining land values are usually the norm in communities that stagnate or die.

The overriding advantage of expanding the Hamlet boundaries is to facilitate long term infrastructure improvements by gaining access to Provincial and /or federal Infrastructure grants.

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The total lot count in the consolidated Hamlet of Tillicum Beach is approximately 117 lots with 43 of those developed with permanent dwelling units and 53 having cabins or cottages built on them. Approximately 24 lots are either vacant or contain an accessory building separate from the dwelling unit such as a garage.

To take advantage of the existing road & lane infrastructure we view the development of the vacant lots in the existing Hamlet of Tillicum Beach as a priority over the creation of new lots, with the notable exception of a smaller infill site located in Paradise Resort. The smaller grassed open space lot on the south side of Paradise Drive is owned by the County as a separate lot. There is approximately 120 meters of frontage along the road which offers excellent views of the Lake.

Given the historical use of this grassed area by the existing residents which provides partial access to their homes along the shorefront, we recommend that a buffer of 30 meters be set aside on either side of a central parcel that could be re- subdivided into 4 Lakefront lots.

Recent discussions with local realtors whom have listings in the area suggest that the market value of these shorefront, lake view lots would be from $80,000 to $90,000 per lot.

The Future Residential Development Opportunities land use area focuses on the extension of the cul-de-sac in Paradise Resort and new development on the north side of the existing road. We would expect that future municipal services (if funding is secured) would be extended into this neighborhood. It would only be cost effective from a servicing standpoint if lots were developed on both sides of Paradise Drive. Green spaces could be placed between a group of lots to ensure access to the parkway corridor further to the north. If and when the gravel extraction area was ever reclaimed as a golf course for example these new residences would be located in a prime location.

Our Plan advocates lots that are at least 15 meters in width to ensure compatibility with the existing lots.

The addition of a new collector road as illustrated within the exiting Hamlet of Tillicum Beach would allow for the future development of residential lots. Using an overall density factor of 16 dwelling units per ha or 6.6 units per acre this overall area illustrated on the future land use map could generate approximately 1000 net dwelling units.

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At a population density of 3.1 people per unit this area could accommodate 3100 people if the majority of the units were permanent residences vs. seasonal use cottages.

The future development opportunity area identified at the eastern edge of the ASP boundary seeks to take advantage of the top bench lands which offer great views of the Lake. Once again Municipal Services could be extended into this area allowing for similar sized lots to those existing within the Hamlet. We would see this area developing as one of the latter stages for the consolidated Hamlet.

In terms of new development it is recommended that new development generally follow the Phasing Plan illustrated in Figure 6: Phasing Plan. Within these three general phases it is anticipated that shorefront and lake view lots would be the first to be developed as they offer a unique and higher value opportunity. There is a only a finite number of lots that meet the criteria of either shorefront or Lake view and thus their value normally exceeds the value of lots that do not offer these site advantages.

The lands to the east of the future residential area are illustrated as agricultural as they represent land that is currently under cultivation. These lands represent an ideal holding zone for possible long term expansion of the Hamlet which given its historical growth rate could be twenty or more years into the future.

Design Package Example 1

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Design Package Example 2

Objectives

1. To manage the future growth opportunities on a phase by phase basis with the initial focus being on infill development that offers shorefront or Lake view site characteristics.

2. Ensure that the excavation of gravel deposits and the reclamation of the sites is done in a manner that seeks to mitigate conflict between the operations and existing and future residences.

3. To protect and conserve the treed covered areas below the top of the bank from erosion that may result from new development.

4. Residential expansion must be compatible with the existing residences and cottages and accepted by the local population.

5. To extend municipal sanitary and water services to the new development.

6. To limit access to the shoreline.

7. To support the emphasis on improving the quality and quantity of water in Driedmeat Lake before allowing extensive expansion of the consolidated Hamlet.

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8. To impose development standards, guidelines and regulations that generate the type of dwelling units that are aesthetically pleasing and compatible with the existing development.

9. To promote a mix of residential uses that does not include manufactured or mobile homes whether they are on a foundation or not.

Recommendations

1. Development for the consolidated Hamlet should generally occur as illustrated in Figure 6: Phasing Plan but if a Developer wishes to proceed with new road construction and the development and servicing of new lots in Phase 2, for example, then they should be allowed to proceed.

The Phasing in Figure 6 attempts to take advantage of the existing infrastructure that is in place.

2. New lots that offer shore front exposure or views of the Lake should be allowed to develop before lots that do not offer these site characteristics.

3. Create a Hamlet Residential Design Package that that generates guidelines, standards and regulations. This will produce dwelling units that fit the streetscape of a small historical village while capitalizing on the Lake views.

4. Support the development of dwelling units that blend in with the existing homes and cottages of Paradise Resort and Tillicum Beach.

5. New lots should approximate the frontage dimensions of existing lots while a new road system should allow for greater depths in the new lots.

6. Licenses and permits issued for further gravel & sand extraction should set out strict operational regulations to a limited area in an attempt to reduce the conflict between existing residents and the permit /license holders. Excavation and reclamation sites should be phased to allow for less intrusive management practices to take shape.

7. New lots should be designed to accommodate future Municipal Services. In the interim they should be sustainable with septic tank pump out and water well or cistern systems.

8. Manufactured or mobile homes although a Discretionary Use under the Land Use Bylaw should not be approved within the Hamlet.

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Figure 6: Phasing Plan

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3.6 Gravel Extraction

Overview

Sand and Gravel extraction is a non-renewable resource used primarily in the construction of roads and other infrastructure. A number of gravel extraction operations are licensed in the area of influence directly north and extending into the area immediately adjacent to Paradise Resort. These commercial operations are expected to continue actively for the foreseeable future. In discussions with the County Public Works department the County’s gravel license which is closest to Paradise Resort will continue to allow for gravel extraction including an area in the immediate area of the existing residences. The gravel operations must comply with the Environmental Protection and Enhancement Act and its regulations and Codes of Practice. In addition, they must comply with the Alberta Water Act and all other applicable provincial and federal laws.

It should be noted that the County currently does not have plans to initiate gravel extraction/reclamation operations for this site within the next five year capital budget. However, given the 25 plus timeframe of this area structure plan, it remains important to designate this proposed area for future gravel extraction and reclamation as the resource will be developed in the future.

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Objectives

1. Examine the feasibility of moving up the timing of the gravel extraction in the SE Section of 24 prior to significant new future development occurring in the immediate area of Paradise Resort.

2. Regulate and control the gravel extraction operations in a manner that will reduce the potential conflicts with the existing residences.

3. Move quickly to reclaim this area following the extraction operations to facilitate the development of an extensive park area with passive and active recreational uses.

Recommendations

1. A 30 meter well landscaped parkway corridor should be established as soon as possible along the southern perimeter of the fence line defining the grazing lease. The idea is to plant fast growing deciduous and coniferous trees that will eventually create a natural buffer between future gravel extraction activities and the new residences along Paradise Drive.

A walking trail should be constructed within this same corridor.

2. The County should undertake hydro & geological studies to determine the impact of the gravel extraction on the aquifer and springs prior to extraction.

3. The prospects of advancing the gravel extraction activity on a staged basis may have merit prior to any new residential development taking place in Paradise Resort.

4. All crushing operations and equipment storage should be located as far to the northwest as possible to reduce noise and dust impacts on existing residences.

5. Following the extraction of the gravel the specific staged site area will require reclamation to return the site to its natural state. We are advocating that the long term use of the reclaimed area include an extensive park system with a variety of recreational opportunities both passive and active.

The feasibility of a golf course should be pursued as an example of an active use of the reclaimed site. This would be a great plus for the new and existing residents that will inhabit the expanded Hamlet in the future.

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4.0 Servicing

Servicing of Tillicum Beach and Paradise Resort includes municipal roads, and parks. Roadways are generally 6 m wide in a 15 m road allowance. Surface drainage consists of poorly defined ditches along the roadways, and in some cases graded swales to convey surface water runoff. Power and natural gas services are also provided to the developed lots in the area of these communities by the franchise utility companies (ATCO Electric, Fortis, Ankerton Gas and TELUS). There is no municipal infrastructure for delivery of water and sewer services to the residential lots. On-lot servicing includes a combination of water wells, cistern holding tanks, septic holding and in some cases septic fields. Septic holding tanks are arranged to be pumped out by private hauling contractors by the individual lot owners.

As noted in earlier sections there are guiding principles in the Municipal Development Plan, the Land Use Bylaw, Alberta Government Safety Codes administered by Municipal Affairs, and the guidelines of Alberta Environment and Water.

The proposed land use and density in Tillicum raises the need to address the associated services needed in the future. The various services and impact issues are:

4.1 Potable Water

Overview

The Hamlet does not have a community water source and distribution system. The homes are serviced by private wells and/or holding tanks (cisterns). There are in the order of 150 registered water wells in the ASP area. Public concerns have been expressed as to the quality of the water (hardness) and quantity. Interest has also been expressed for having a community water system.

A connection to the nearest water treatment plant owned and operated by the City of Camrose will involve approximately 15 km of water line, a storage facility, and a pumping facility. Currently there appears to be adequate ground water reserves to service the community from individual or community wells.

Another option for municipal delivery of water services to the existing and new residential lots would be a community based system using water wells, a

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distribution system, and a storage facility for operational and firefighting storage.

A third option would be to continue with the use of private wells to service both existing developed lots and new lots developed in the future.

Funding for municipal services may be possible though provincial grants and other rate payer options that could consist of local improvement levies.

Although this cost is likely to be higher than on-site servicing the residents may benefit from increases property values and a reduced need to rely on individual water supply and wastewater disposal. Alternate ways of addressing the issue of water quality from well water can be addressed by in each home by installing private water treatment systems that are used for drinking and cooking, or all the potable water used.

Regulations concerning the installation of wells look to the proximity to sewage fields and buildings (there is a minimum distance) and the amount of water available from the water aquifer when looking at the probable draw from each well. See the MDP guidelines, Land Use Bylaw 1142, and Alberta Environment regulations and guidelines. Generally development of lots smaller than 0.4 ha or 1 acre is size will not allow for use of water wells and septic fields in which case the only on site option would be the use of a potable water cistern and wastewater holding / pump out tanks.

Objectives

1. To work toward a municipal potable water system that meets the needs of the residents and the County.

2. To minimize water use in each home thru the installation of low flow fixtures.

3. To ensure adequate measures are in place to address the long term water quality of the aquifer.

Recommendations

1. A “Master Servicing Study” be completed to give guidance to future development and plan for providing a water system for existing residents including cost of delivery.

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2. Design of new subdivisions and homes be mindful of any future community system to minimize future connection costs and disruption.

3. A community space be set aside for the placement of water tower or storage facility in the event a community distribution system is constructed.

4. Where proximity to existing development or size of lot will not allow the installation of wells and septic fields where permitted, the homes be required to utilize cisterns and hauled water.

5. The collection and storage of rain water for use on garden and lawn be encouraged to minimize the reliance on wells or cisterns and reduce runoff from the lots.

6. Individual home owners and builders be encouraged to install low flow water fixtures that would reduce the water demands.

7. All aspects of community activities be mindful of the need to protect the water aquifer. This includes discouraging the use of herbicides and pesticides on each lot.

4.2 Sanitary Sewer

Overview

The existing Hamlet, which has mostly small lots, is serviced primarily by on lot wastewater holding tanks that are emptied by private Sewage Hauling Services and taken to the lagoon at Ohaton, Camrose or other locations.

As the sources of potable water are wells and cisterns, if septic tanks and fields are used there needs to be sufficient land separation between homes wastewater septic tanks and wells. This will ensure that there is no ground water and well water cross contamination. The Alberta Environment regulations take into account the nature of the soils and the separation in order to protect the quality of the Groundwater. Also see the requirements of the Municipal Development Plan and Alberta Municipal Affairs - Private Sewage Regulations.

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Concern has been expressed that the springs that form ice flows on Tillicum Boulevard are actually leaking sewage systems. Tests by the County and Alberta Environment have indicated that the ice flows are formed from naturally source water springs.

A study commissioned in 2007 entitled “Waste Water Feasibility Study” indicated that the cost to install a sewage collection and treatment system would be quite high and would rely on senior government grants. As growth is anticipated to be of a minor scale at a slow pace, it would not be feasible to have new development install a collection and treatment system. If a system were to be installed for the benefit of existing residents and new development in the future it would require extensive government support. The Municipal Development Plan supports resident requested local improvement requests to have local improvement taxes (supplemented by grants) fund the installation of community servicing. Currently the installation of the system is provisionally scheduled for 2014 subject to available provincial grants and available county funding. Currently no local improvement petition is in process.

Alternate technologies are available on an individual or group basis to install facilities such as chemical or composting toilets, or package treatment facilities. In the case of chemical or composting toilets there remains the issue of grey water and the various chemicals it carries from the different soaps and cleaning agents that are used in everyday life. These need processing as well and will continue to require haulage in the case of small lots. The use of package treatment systems is not supported by Alberta Environment at this time. Alberta Environment’s main concern is primarily with the long term responsibility for operation and maintenance when not undertaken by the municipality.

Objectives

1. To work toward a municipal wastewater collection and treatment system that meets the needs of the residents and the County.

2. To protect the quality of the ground water aquifer and the waters of Driedmeat Lake.

3. To assess the condition of existing pump out tanks and septic fields.

Recommendations

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1. The existing 2007 “Waste Water Feasibility Study servicing report” be updated to include all hamlet areas and future development.

2. Land be set aside as indicated in the sewage study for a treatment facility should the funds become available to construct a collection and treatment facility for the benefit of existing and future development. (see Figure 7 : Sanitary Sewer and Water Main Concept)

3. Holding tanks which are emptied and hauled to an appropriate treatment facility be required for all lots within 200 m of the lake and as required by the Municipal Development Plan, the Land Use bylaw, and the requirements of Alberta Environment and the Safety Codes.

4. All new building construction, which occurs before any community collection and treatment system are installed, be designed in such a manner as to minimize the future connection costs.

5. Individual home owners and builders be encouraged to install low flow toilets that would minimize the amount of wastewater generated for each household.

6. Disposal of wastewater from holding tanks and septic tanks be disposed of at a County recommended facility which can treat the waste.

7. That an independent study be commissioned to assess the condition of existing holding tanks.

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Figure 7 : Sanitary Sewer and Water Main Concept

Refer to the existing 2007 Waste Water Feasibility Servicing Report drawing 4006015-11 and 4006015-12 for a more in depth look into the sanitary side.

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4.3 Storm Drainage

Overview

The Hamlet is on the Shore of Driedmeat Lake which is a widening of the Battle River. The Battle River and Driedmeat Lake is the source of water for a number of Municipalities and industries located within its watershed.

The original parts of the Hamlet are built close to the lake, on slopes and had been built to fit into the natural landscape. There are currently some areas of concern regarding rainwater runoff and spring melt that do result is localized areas of erosion and concern to the public. These are known to the County and a Drainage Study is being conducted concurrently and separately from this Area Structure Plan.

Both Paradise Resort and the Hamlet of Tillicum Beach have in recent times experienced flooding and washouts in specific locations even during a relatively minor 1:20 year rainfall events. Improvements are budgeted for these problem areas in the 2012 Public Works budget.

Current regulations require that Storm Drainage be managed to minimize the impact upon the lake and river system. Generally this means a hydrology study and approval from Alberta Environment.

In the subdivision approval process the developer is required by the County to provide a detailed storm management plan prepared by an Engineer. This plan will need to fit the future overall Master Strom Management Plan and comply with the County’s engineering standards.

Objectives

1. To work toward an improved overall storm water management plan that incorporates Best Management Practices which will manage storm water runoff flows and minimize the impact on Driedmeat Lake water quality.

2. To ensure all new subdivision incorporate adequate storm management and drainage.

3. To develop storm water management systems with public amenity features. Often ponds are an attractive feature that can be connected to a walkway trail system and have passive features (i.e. benches and points of interest signage) incorporated into the area. Tillicum ASP Page 63

Recommendations

1. That a Master Storm Management Plan be developed to identify the manner in which existing and future portions of the community can best be provide with appropriate storm water management.

2. That the springs noted in section 4.2 be studied to determine the best way to intercept them and redirect the water flows that create ice flows on Tillicum Boulevard away from the road.

3. That any new development will have a storm management plan to ensure that the new development will have a way to control the rate and quantity of storm water flow entering the lake.

4. That drainage courses will be constructed to avoid erosion and flooding.

5. That the drainage courses be constructed to be attractive as well as functional.

6. That the drainage system being constructed meet the requirements of the Municipal Development Plan, the Land Use Bylaw, and the recommendations and regulations of Alberta Environment.

7. That where feasible that any storm retention facility be constructed in a manner to enable the maximum removal of silts from entering Driedmeat Lake.

8. That, where feasible that any storm retention facility is needed, the facility be constructed in a manner to enhance the park and public space.

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Figure 8: Stormwater Rentention Pond

CMHC – Retention Ponds (Compiled from Schueler 1987)

4.4 Roads and Walkways

Overview

The Hamlet has two points of access and egress. They are Range Road 200 on the North and Township Road 452 at the South East end of the Hamlet. Tillicum Boulevard is the major collector. A portion of the proposed Hamlet boundary abuts Range Road 195 which is developed to an agriculture standard and is unpaved (See Figure 1).

The existing Tillicum Boulevard is narrow and winding. It was originally built without sidewalks/pathways in mind. It has ice flows from springs in the wintertime that require removal in many years with heavy maintenance equipment. There are no defined ditches. The storm drainage is via surface flow from the land side to the lake. In some locations there are steep banks rising up from the road on the land side and dropping down on the lake side. In most areas the road follows the topography of the area.

When originally built the road served the needs of a much smaller vacation/cottages with very low traffic volumes and speeds. This configuration presents an attractive rustic look that is intimate and encourages low traffic speeds. At low traffic volumes and speeds it is relatively safe to walk on the road.

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The Hamlet is evolving into a year round residence area with growing needs for separate walkways and sidewalks. Much of this pedestrian traffic will be between new development areas and the lake and its adjacent park facilities. Most of the new development areas will not be fronted onto Tillicum Boulevard (see Figure 5). And both pedestrian and vehicle traffic will have to use Tillicum Boulevard to access the lake front amenities.

When looking at the possible areas of new development, there are two parcels that can be independently connected to collector roads. These are the parcels at the north and the south end of the Hamlet.

The area between section 19 involves the need for a collector road that needs to be built to avoid increased traffic on Tillicum Boulevard. It may be required that this collector road be built during initial stages of any new subdivisions.

Objectives

1. To develop a master plan for future roadways and address the function and capacity of existing roadways.

2. To minimize any increase of traffic on Tillicum Boulevard due to development of new lots in the Hamlet. Any new development traffic should be diverted away from Tillicum Boulevard. Range Road 195 should retain its Agriculture Road status.

3. To maintain the desire of local residences to preserve the quiet resort nature of the hamlet.

4. To ensure safe pedestrian movements to maintain a cohesive and pedestrian friendly community.

Recommendations

1. A Road Improvement Plan be developed to identity improvements that will be needed for existing roads. The Road Improvement Plan should address functional issues such as snow removal and safety for pedestrians and motorists.

2. Steps be taken to reduce the tendency of springs creating ice flows on Tillicum Boulevard during the winter months

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3. A new collector road be constructed as part of future subdivision as shown on Figure 5. This new collector road would link all of the new subdivisions and direct traffic away from Tillicum Boulevard and towards Range Road 200 and Township Road 452.

4. No access/egress be allowed onto Range Road 195.

5. New roads to be designed to encourage low traffic speeds and to maintain the resort/cabin nature of the area.

6. Intersections to be constructed with good sight lines.

7. Continuation of the practice that no street lights be installed unless required for safety reasons.

8. The design of new roadways provide for room for snow plowing.

9. That the heavier travelled roads be paved.

10. Provision made for walkways and/or sidewalks that will allow pedestrian traffic to and from between different parts of the Hamlet. Also that provision be made to provide pedestrian access/egress to the lake as part of the roadway system, and/or part of the Park development.

11. A strategy for the timing of the recommended collector road be developed as part on any new subdivision application.

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Figure 9 : Roads and Pathways

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Figure 10: Roadway Cross Sections

Rural Residential – Local 8.0m Top

Rural Residential – Local 8.0m Top with Separate 2.0m Pathway

Streetscape example

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The photo above shows a deeper ditch in a narrow right of way designed to hold drainage flows and protect the road bed.

The photo to the left has a shallow ditch profile to aid in directing drainage flows.

With a wider right of way (20) m on well drained granular soils the ditch can be shallower and the culverts eliminated for the driveways with care grade planning.

The object here is to have the road fit into the surrounding land with minimal impact. Each site will have to be designed with the specific site characteristics in mind.

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4.5 Shallow Utilities [power, gas, telecommunications]

Overview

Currently, power, gas and telecommunication service is provided to the developed lots in the area of these communities by the franchise utility companies (ATCO Electric, Fortis, Ankerton Gas and TELUS).

Each of the shallow utilities will require space in the public spaces (roads, lanes or similar public spaces) in order to reach each home. Telecommunications includes telephone and internet. The use of wireless for telephone cable and internet is increasing to the extent that it can be difficult to get wire systems installed. This gives rise to the need for tower sites which can be contentious.

Objectives

1. To ensure that the shallow utilities are provided for in the design of new subdivisions.

2. To improve the aesthetics of new subdivisions by having the developer bury power, telephone and cable utilizes.

Recommendations

1. That a communications tower location be identified. The location should be one which can provide high service coverage and be used by multiple providers.

2. That the design of new subdivisions ensures that adequate space is provided for the installation of shallow utilities.

3. When feasible, developers should be obligated within a Development Agreement to bury all power, telephone and cable lines.

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5.0 Fire Protection

Overview

Much of the existing and future Hamlet is covered in trees. A number of the vacant lots are treed with substantial deadfall and natural undercover beneath the mature trees. Many of the stands of poplar trees are reaching the end of their lifecycle which adds to the amount of deadfall especially following periods of high winds.

A number of years ago the Province supported the development of FireSmart guidelines for rural communities located near natural areas that put them at risk for wildland fires. We find that many of these same principles are applicable for the existing and future residential development within the expanded Hamlet of Tillicum Beach.

Some of the basic principles that residents should follow are:

 Ensuring that they have adequate insurance on their home and property or on contents if renting the dwelling.

 Removing flammable trees, especially pine, spruce, fir and juniper that are close to or touching the home.

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 Removing deadfall from the lot and adjacent vacant lots.

 Storing firewood well away homes.

 Keeping the grass mowed and watered.

 Ensuring that leaves, needles and other debris are kept out of gutters and off of roofs and decks.

 Removing dead branches from trees and shrubs.

 Reducing the amount of available fuel for a fire to consume within an area 10 to 30 meters away from houses.

 Spreading the word about fire safety throughout the community.

FireSmart guidelines also deal with building materials and design standards. These guidelines include:

 Ensuring roofs, doors, windows and exterior walls meet FireSmart guidelines.

 Eliminate areas where sparks and embers can accumulate and ignite in siding, windowsills and trim work.

 Covering the underside of decks and porches with fire resistant materials.

 When developing new subdivisions the developer should be responsible for creating a fire management plan to ensure that access to future homes is always available to fire equipment and escape routes are identified.

Objectives

1. To reduce the risk of extensive damage caused by fires.

2. To delay the spread of fires in order to allow more time for fire fighters to respond to the situation.

3. To adopt and enforce subdivision design and building standards that reduce the risk associated with fires.

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Recommendations

1. The County should make the residents of the Hamlet aware of the FireSmart Guidelines and encourage their use of the Homeowners FireSmart Manual (available at www.srd.gov.ab.ca/wildfires/firesmart).

2. Developers of all new subdivisions should be required to create a Fire Protection Plan and make it available to all builders.

3. Developers of new subdivisions should introduce restrictive covenants that ensure that building design and material standards are in place for each new dwelling that reduce the risk of damage caused by fires.

4. During the construction of new dwellings builders shall keep their sites free of debris that would pose a fire hazard.

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