MAJOR AREA STRUCTURE PLAN

Bylaw No. 2017/20, Adopted August 15, 2017

BENALTO MAJOR AREA STRUCTURE PLAN 1

Table of Contents

1.0 Introduction 4

2.0 Site Context 4

2.1 Location 4

2.2 Natural Features 5

2.3 Existing Development 5

2.4 Transportation Network 6

2.5 Utilities 6

2.6 Water, Sanitary Services & Storm Water 6

2.7 Communication Towers 7

2.8 Pipelines & Wells 7

3.0 Policy Context 7

3.1 Municipal Government Act 7

3.2 Municipal Development Plan 8

3.3 Area Structure Plans 8

3.4 Outline Plans 9

3.5 Land Use Bylaw 9

4.0 Land Use Concept 9

5.0 Development Policies 11

5.1 General Policies 11

5.2 Agriculture 12

5.3 Country Residential 13

5.4 Residential 13

5.5 Estate Residential 14

5.6 Commercial 14

5.7 Park/ Open Space 15

5.8 Industrial 16

5.9 Franchise Utilities 17

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5.10 Water and Sanitary Services 18

5.11 Storm Water Management 18

5.12 Oil & Gas Infrastructure 19

5.13 Transportation 20

6.0 Implementation 20

6.1 Interpretation 20

6.2 Land Use Bylaw 21

6.3 Local Area Structure Plans 21

6.4 Plan Administration and Implementation 21

6.5 Plan Amendments 22

6.6 Phasing 22

Appendices

Appendix A – Benalto Area Redevelopment Plan’s Process 34

Appendix B – Hamlet of Benalto Historical Evolution 35

Appendix C – Transportation’s Highway 11 Plans 36

List of Figures

Figure 1.0 Benalto Location Map 24

Figure 2.0 Natural Features 25

Figure 3.0 Existing Land Use Districts 26

Figure 4.0 Existing Development 27

Figure 5.0 Transportation Network 28

Figure 6.0 Oil & Gas Infrastructure, & Other Features 29

Figure 7.0 Water & Sanitary Services 30

Figure 8.0 Overland Drainage 31

Figure 9.0 Land Use Concept Map 32

Figure 10.0 Required Local ASP Areas 33

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1.0 Introduction The Hamlet of Benalto was identified as a potential growth area by Red Deer County in 2005. In response, Red Deer County contracted The Urban Lab at the University of to prepare an Area Redevelopment Plan (ARP). The ARP aimed to provide a framework for the Hamlet’s form and function, which identified potential lands for growth, as well as design considerations. A three day workshop was held in Benalto in May 2006, which gave residents the opportunity to contribute to the ARP by developing a clear vision for the Hamlet. For further information on this past process, please see the Benalto Area Redevelopment Plan (Appendix A).

The purpose of this Major Area Structure Plan (MASP) is to provide a policy update for the Hamlet based on the ARP conducted in 2006 and ensure alignment with the County’s Municipal Development Plan as Benalto has been identified as a growth Hamlet. An MASP delineates areas in which various land uses will be considered, and sets out conditions under which such development may be approved. Toward this end, the plan provides a Land Use Concept and a series of development policies to guide the County and encourage future development. The Hamlet of Benalto has experienced population growth over the past fifteen years, with a 32% increase between 2006 and 2011 alone. Currently the population of Benalto is 175 with an average resident age of 37, not including the Kountry Meadows Mobile Home Park, which has a population estimate of 300 - 312 residents based on average Canadian household sizes. In addition, the vast majority of housing types within Benalto are single-family detached dwellings. In total Benalto has 83 residential lots, 14 of which are currently vacant. This young community is anticipated to sustain their upward population trend.

2.0 Site Context 2.1 Location Benalto is a small hamlet located west of in , encompassing a total of six quarter sections located at NW, NE, SW, SE 31-38-2-W5M, and NW, NE 30-38-2-W5M (see Figure 1.0). It has a traditional railway town form, however with removal of the railway and related infrastructure, the structure and function of the town have changed. The proximity of Benalto to Sylvan Lake and the City of Red Deer makes it desirable as a place to live that combines small town living with big city convenience, and the hamlet has been identified as a County growth area. The population of the town and region is now composed of a diverse mix, including many artists and artisans in addition to the original agricultural community, and there is the expectation that as the hamlet evolves, it will retain its small town character and qualities and offer economic opportunities and high quality of life (for a brief historical evolution of the hamlet, please see the original ARP).

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2.2 Natural Features Benalto has stunning views westward of the foothills and mountains, which contributes to the Hamlet’s unique sense of place. Although the Hamlet does not contain an environmentally significant area within its boundaries, physical natural features within the plan area include:

 land sloping to the west towards the Medicine River, including some steeper areas with slopes greater than 15%;  Benalto town site slopes to the southwest providing views of the mountains;  Benalto town site lies within the Medicine River sub-basin, which comprises part of the basin;  a major wetland complex is located northwest of Benalto, and drains into the Medicine River;  Benalto has good drainage, with few sloughs or permanent water bodies;  soil class information indicates suitability for agricultural crops, and considers limitations due to climate, soils, and landscape – this can assist in determining land value and management practice, and should be considered as a factor in suitability for development;  most land surrounding Benalto is Class 3 (suitable for agriculture), with Class 4 (marginal) along the Medicine River and Class 6 (unsuitable) to the northwest;  dense treed areas are located throughout the Hamlet, mainly to the east and west of the town center. Benalto also has a unique network of informal trails that provides excellent linkages and contributes to recreation and open space opportunities for the community. The trails pass through a variety of conditions including the abandoned railway, the edges of fields, sides of roads, and town streets. The previous ARP had developed vision statements in support of developing a formal path system and went so far as to delineate open space areas on private lands. In response, Red Deer County will continue to encourage community involvement in the planning, development and operation of open space areas, which may require involvement with private property owners to extend pathways to County owned lands. A map of Benalto’s Natural Features can be found on Figure 2.0.

2.3 Existing Development The entirety of Benalto is zoned as a Direct Control District under the Land Use Bylaw. Direct Control Districts are intended to provide for developments that, due to their unique characteristics, innovative ideas or because of unusual site constraints, require specific regulations unavailable in other land use districts. Direct Control District #7, Hamlet of Benalto, is intended to provide for a range of development and use of land and buildings within the north half of section 30-38-2-W5M and the whole of section 31- 38-2-W5M (see Figure 3.0).

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Existing land uses within the Hamlet include agriculture, low density residential, country residential, manufactured home park, commercial town center, public utility, and public service lands (see Figure 4.0). Lands surrounding the Hamlet are predominantly agricultural in use. Significant points of interest within the hamlet include the Benalto School, original train station, general store, and agriculture/rodeo lands which is famous for hosting the second longest standing rodeo competition in western ; 2017 will mark Benalto’s 100th fair and stampede.

2.4 Transportation Network

Figure 5.0 depicts the developed roads located within the plan area. Highway 11 serves as the primary road to access the hamlet off of Range Road 25A, which runs east/west along the north boundary of the plan area. Highway 11 connects Benalto to Sylvan Lake and the City of Red Deer, both east of the plan area. Benalto currently has two entries from Highway 11, located at Range Road 25A and Range Road 30. Both entries offer stunning views along tree-lined roads, which connect to 50th Avenue.

Alberta Transportation has indicated that Highway 11 will be transitioned to a designated expressway for the interim, with freeway designation to follow. In order to achieve expressway status, Range Road 30 S will be realigned with Range Road 30 N. Access into Benalto from Range Road 30 will be closed. However, Range Road 25A will be realigned with Range Road 25N and will act as a major access for Benalto, and residences. In order to achieve the subsequent freeway status, Range Road 25A access will be upgraded to a designated interchange location along Highway 11. Currently Alberta Transportation’s expressway and freeway plans for Highway 11 are not identified as a short term priority. For further information on Alberta Transportation’s plans for Highway 11 please see Appendix A.

2.5 Utilities

The plan area is served by franchise utilities such as natural gas, telephone, fibre optic internet, and electrical power. It is anticipated that these services can be extended to serve any future development (see Figure 6.0).

2.6 Water, Sanitary Services & Storm Water

The Hamlet Infrastructure Study on Water and Wastewater Systems was conducted in 2008 by Tagish Engineering. The Hamlet and Mobile Home Park have the same water supply system, but each have their own wastewater treatment facilities. The study provided an assessment of Benalto’s current systems, but did not provide an analysis of the Mobile Home Park’s wastewater treatment facility. The Infrastructure Study recommended upgrades to the Hamlet’s water system in order to provide fire storage capacity to meet current codes of practice. As a result, the County constructed a new 1800 m3 water reservoir and distribution pump system in 2012.

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In addition, the Study identified the need for a new wastewater lagoon as the existing lagoon was found to be leaking and therefore was not operating to Alberta Environment’s standards and regulations. Upgrades to the lagoon were completed in 2010 and now has the capacity to service a population of 520 people. Both water and sanitary services within the plan area can be found on Figure 7.0. Storm water within the plan area drains via road ditches and local drainage courses (see Figure 8.0). Stormwater management will be required in undeveloped areas and will likely be accomplished via roadway ditches and existing watercourses as development proceeds. A detailed stormwater management study will need to be prepared at the responsibility of the developer to the satisfaction of the County and, if required for licensing purposes, Alberta Environment and Parks.

2.7 Communication Towers

The plan area contains three communication towers; two of which are located on parcels within downtown Benalto at Mooney’s Garage and the Baptist Church. The remaining tower is located in the south east corner of the mobile home park. All towers are shown on Figure 6.0.

2.8 Pipelines & Wells

The area contains a number of pipelines and wells; these are shown on Figure 6.0. Of note, are some abandoned gas wells which are located within the north east corner of NE 30-38-2-W5M, and in the center of SE 31-38-2-W5M. In addition, a suspended oil well is located in SE 31-38-2-W5M along with a natural gas line running through the center of this section.

3.0 Policy Context

3.1 The Municipal Government Act

The Municipal Government Act is the legislative framework in which all municipalities operate under within Alberta. Section 633 of The Municipal Government Act, outlines the purpose and the content of an Area Structure Plan as stated in the following subsections: (1) For the purpose of providing a framework for subsequent subdivision and development of an area of land, a council may by bylaw adopt an area structure plan. (2) An area structure plan: (a) must describe i. the sequence of development proposed for the area,

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ii. the land uses proposed for the area iii. the density of population proposed for the area either generally or with respect to specific parts of the area, and iv. the general location of major transportation routes and public utilities (b) may contain any other matters the council considers necessary.

The Benalto MASP was developed in accordance with MGA requirements.

3.2 Red Deer County Municipal Development Plan

The Municipal Development Plan (MDP) is the primary planning policy document for use at the municipal level. It is intended to provide a framework for the future growth and development of Red Deer County.

The purpose of the MDP is to guide the future development of Red Deer County in an orderly, economical and sustainable way by:

 clearly defining the goals, objectives and policies of the County with respect to planning matters;  minimizing land use conflicts;  promoting sustainable development practices; and  providing support and direction for the administration of the Land Use Bylaw.

The MDP has been prepared in accordance with Section 632 of the Municipal Government Act. Its policies align with Provincial Legislation and will be implemented through the Land Use Bylaw to assist Council, approving authorities, and the Subdivision and Development Appeal Board in making land use decisions that reflect the collective vision for Red Deer County in the future. Section 4.2 entitled Hamlets, identifies the Hamlet of Benalto as a Priority Growth Hamlet. As a result, the County will prioritize investment in the community, and may consider incentives to encourage growth of commercial and light industrial uses to increase access to jobs, and improve access to and quality of services. The County will not approve the development of new Hamlets as the County’s priority is to support new Development in existing Hamlets. Section 4.2 speaks further to the types of development that may contribute to supporting existing hamlets, boundary expansion, subdivision, and recreational residential requirements all specific to hamlet development.

3.3 Area Structure Plans

Red Deer County’s Municipal Development Plan requires a Local or Major Area Structure Plans (ASP), to be prepared in agreement with Section 633 of The Municipal Government Act. The Benalto Major Area Structure Plan is considered a major ASP.

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Local ASP’s provide a site-specific detailed framework, which includes land use, density and infrastructure matters for smaller land bases.

3.4 Outline Plans

Specifically one outline plan falls within the Hamlet’s plan boundaries, Ben View Villas. Ben View Villas outline plan was adopted in 2007, which proposed to create 90 residential lots on 13.3 hectares (32.8 acres) within the SW 31-38-2-W5M portion of Benalto. The development is proposed to occur in three phases. It is proposed that Phase 1 will consist of 32 single family residential lots (R-3), 3 multifamily lots (R-4), and one municipal reserve lot. Phase 2 will consist of 31 single family residential lots (R-3), and one multifamily lot (R-4). Lastly Phase 3 will include 18 single family lots (R-3), one multifamily lot (R-4), and two multifamily lots (R-5). A stormwater management plan will be required during the early stages of development. As the phasing and timing of this development is dependent on market demand, development has not yet occurred. To date no current application for subdivision has been received.

3.5 Land Use Bylaw

The purpose for Red Deer County’s Land Use Bylaw is to regulate the use and development of land and buildings throughout the County, pursuant to Part 17 of the Municipal Government Act. As previously stated, the Hamlet of Benalto is zoned Direct Control District (DCD) #7. This district was created in order to provide a range of development and use of land and buildings specific to the community of Benalto. Benalto’s DCD is comprised of agricultural, country residential, residential low density, residential medium density, manufactured home park, and comprehensive town center districts. No person is permitted to conduct any land use development within the County without compliance with the Land Use Bylaw.

4.0 Land Use Concept

The Land Use Concept identifies the long term land use pattern for the lands within the Plan area. The revised Land Use Concept is primarily based on the direction provided by the original Benalto ARP and the input received from public engagement in early 2017 (see Figure 9.0). As Benalto is identified as a growth hamlet within the County’s Municipal Development Plan, it was imperative that this revised land use concept promote increase in development.

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The major future land use categories included in the Land Use Concept are as follows:

Row Labels Sum of Acres Sum of Hectares Agriculture 434.03 175.64 Commercial 7.58 3.06 Country Residential 59.23 23.97 Estate Residential 89.37 36.16 Hamlet Residential 56.78 22.98 Industrial 141.12 57.11 Manufactured Home Park 27.71 11.21 Park/ Open Space 59.61 24.12 Public Utility 23.59 9.54 Grand Total 899.07 363.84

Agricultural The majority of the Plan area is designated Agricultural in recognition of the existing agricultural operations occurring in this area. The intent of this area is to allow for agricultural uses to occur on largely unfragmented parcels. Commercial Commercial lands located in the center of the plan area are intended to provide a diversity of retail and service commercial uses intended to service day-to-day needs of residents. Typically commercial uses would include convenience stores, gas stations, personal care facilities, restaurants, and neighbourhood grocery stores. Country Residential A large portion of the plan area in the south east and north west is designated Country Residential. The Country Residential area is intended for the development of country residential acreages.

Estate Residential The Estate Residential area located in the central east quadrant of the plan is intended for the development of clustered multi-lot, small acreage style subdivision. Hamlet Residential Areas designated as Hamlet Residential in the center of the plan area is intended to allow for a mix of residential developments that include single family dwellings, town house and row house developments, as well multi storey apartments.

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Manufactured Home Park Lands located in the north west corner of the plan area are identified as manufactured Home Park to acknowledge the area’s present use but to also ensure its continuation into the future. Industrial Industrial designated lands located in the southern portion of the plan area are intended primarily for light to medium industrial uses such as light manufacturing, contractor services, office buildings, and intensive commercial recreation activities. Park/ Open Space The Park/Open Space areas located throughout the plan are generally lands that are either owned by the County or have been dedicated to the County in the form of municipal reserve as a result of previous subdivisions. Municipal reserves may be used for public purposes such as a public park. Public Utility Areas identified as a Public Utility within the plan area are intended to provide public and private utility services. Public utility uses would include but are not limited to water reservoirs and sewage lagoons.

5.0 Development Policies The policies listed below are unique to the Benalto Plan Area and are to be applied at the time of new subdivision and development. All existing statutory plans and policies, particularly those contained in the County’s Municipal Development Plan, also must be applied.

5.1 General Policies

The following policies apply to the entire Benalto Plan area.

5.1.1 All future subdivision and development in the Benalto Major Area Structure Plan area shall comply with the Land Use Concept shown on Figure 9.0.

5.1.2 A historical review of any lands proposed to be developed must be performed, as per the Historical Resources Act, prior to any land disturbance in order to identify any possible historic resource concerns. 5.1.3 Builders and business owners shall be encouraged to design, locate and construct buildings with the objective of reducing resource and energy consumption.

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5.1.4 The County shall promote compatible infill development of undeveloped lands within the plan area, excluding the area designated Agriculture.

5.1.5 The County shall refer all proposed Local Area Structure Plans to Alberta Transportation in order to confirm building setbacks from major roadways. Setbacks will be enforced at the Roadside Development Permit stage.

5.1.6 Prior to the approval of any subdivision a stormwater management plan, prepared by a qualified professional engineer, must be provided and approved for the subdivision area.

5.1.7 Any municipal water, waste water, stormwater or road infrastructure, that is required in order to service any new development (i.e. multi-lot residential, commercial and/or industrial) may be funded by Red Deer County, subject to Council approval, as an incentive to encourage development within the Hamlet. Funding options that may be considered could include payment deferral and/or cost sharing programs.

5.1.8 Figure 2.0 identifies areas that due to the existing significant natural features (i.e. significant tree stands, heavy vegetation, etc.) should be maintained in their natural state wherever possible. The conservation of these areas should be considered at the time of development.

5.2 Agriculture

Goal: To conserve existing agricultural lands and allow agriculture to thrive within the County.

Objective:  To promote agriculture and conserve agricultural land wherever possible within the Benalto ASP area.

Policies:

5.2.1 The development of lands designated Agriculture, excluding first parcel subdivisions, shall not be supported within the Plan area until such time as they are required for hamlet expansion.

5.2.2 Existing agricultural operations may remain until such time as the lands are redistricted to allow for non-agricultural uses consistent with the policies of this Area Structure Plan.

5.2.3 No new confined feeding operations (CFO’s) shall be developed within the Benalto Area Structure Plan boundaries.

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5.3 Country Residential

Goal: To allow for opportunities for people to live in a rural setting and enjoy a rural lifestyle.

Objective:

 To allow country residential development to occur in appropriate locations within the Benalto Plan area.  Ensure multi-lot country residential development occurs in an orderly and environmentally safe manner.

Policies:

5.3.1 Country residential developments shall be allowed only within the area designated Country Residential as indicated in Figure 9.0.

5.3.2 All multi-lot country residential developments shall require the adoption of a Local Area Structure Plan in accordance with this Area Structure Plan, and the Municipal Development Plan as it pertains to multi-lot residential development.

5.3.3 Wherever possible, existing natural features, such as major tree stands, water bodies, topographical features, etc., shall be incorporated into site design concepts.

5.3.4 No country residential development shall be allowed to occur within the Minimum Distance Separation (MDS) of a Confined Feeding Operation.

5.4 Hamlet Residential

Goal: To allow for a wide variety of housing choices that cater to a wide spectrum of income levels.

Objective:  To identify areas that are appropriate for various forms of residential development and to ensure that such development considers and incorporates natural amenities in their design.

Policies:

5.4.1 The Hamlet Residential area in general may include a variety of housing forms, such as single detached dwellings (including manufactured homes within

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appropriate locations), duplex dwellings, townhouses, row housing and apartment complexes all of which cater to a wide variety of income levels and market needs.

5.4.2 New developments shall utilize and incorporate existing natural features such as the natural topography, water courses, and tree stands to separate uses.

5.5 Estate Residential

Goal: To facilitate the development of a diversity of housing and lifestyle choices which includes lower density and large lot residential developments. Objective:

 To provide areas for the development of multi-lot estate style residential developments and to reduce the impact of estate residential developments on the natural environment.

Policies:

5.5.1 In areas designated as Estate Residential the County shall allow for the development of multi-lot residential subdivisions with lot sizes ranging from a minimum of 0.3 acres (0.125 ha) to 1.0 acre (0.4 ha).

5.5.2 All new estate residential developments shall adhere to conservation subdivision design principles in accordance with the Municipal Development Plan where applicable.

5.5.3 Developments shall be designed to incorporate and conserve large existing treed areas and the natural character of the site wherever possible.

5.5.4 All new estate residential developments shall be serviced by municipal water and wastewater systems.

5.5.5 Existing drainage patterns shall not be altered unless it can be shown that the proposed changes will not have any adverse effects on receiving waterbodies.

5.6 Commercial

Goal: To provide opportunities for appropriately located commercial developments that are focused primarily on serving residential neighbourhoods, such as convenience stores, day cares, personal service and gas stations.

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Objective:

 To allow commercial land uses to areas adjacent to major residential areas within the plan area.

Policies:

5.6.1 Building height shall not exceed two storeys within the Commercial area.

5.6.2 Development Designs should integrate the principles of “Crime Prevention Through Environmental Design” (CPTED) to the maximum extent practicable.

5.7 Park/ Open Space

Goal: To allow for the development of parks and preservation of natural areas and open spaces. Objectives:

 To conserve significant natural areas/amenities such as wetlands, riparian areas and significant tree stands;  to secure lands for parks and trails;  to provide access to natural areas and amenities.

Policies:

5.7.1 Figure 2.0 identifies areas that due to the existing significant natural features (i.e. significant tree stands, heavy vegetation, etc.) should be maintained in their natural state wherever possible. The conservation of these areas should be considered at the time of development.

5.7.2 Environmental Reserve (ER) dedications shall be addressed at the time of subdivision, and will be considered particularly in areas that abut the bed and shore of any lake, river, stream, etc., in accordance with the Municipal Government Act.

5.7.3 The County may consider the extension of a trail through the plan area as long as such a trail is maintained and operated by a registered trail society, or municipality. The trail alignment shall be determined at the conceptual stage and shall require affected landowner input, including Alberta Transportation where applicable within a highway right-of-way.

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5.7.4 Municipal Reserve (MR) lands may be provided at the time of subdivision where it can be demonstrated, to the satisfaction of the County, that the lands can be developed as functional park/open space, in accordance with the Municipal Development Plan policies. This includes using municipal reserves to preserve attractive, mature tree stands beyond what would be dedicated as Environmental Reserve (ER).

5.7.5 Where the need for municipal reserve lands cannot be demonstrated, municipal reserves shall be considered as cash-in-lieu or may be deferred in accordance with the Municipal Development Plan.

5.7.6 Conservation Easements may be considered as a tool to preserve significant natural features and areas that do not qualify as Environmental Reserve under the Municipal Government Act. The use and control of these features and areas shall be clearly stated in the easement agreement. Red Deer County may register the agreement on title, by way of a caveat.

5.8 Industrial

Goal: To allow for the development of primarily light industrial developments that incorporate existing natural amenities, and is sensitive to adjacent land uses.

Objective:

 To provide a suitable location for industrial land uses and to mitigate potential negative impacts on surrounding non-industrial land uses.

Policies:

5.8.1 Local Area Structure Plans for industrial areas should allow for a variety of lot sizes in order to accommodate various building sizes and industrial uses.

5.8.2 Wherever possible, existing natural amenities shall be incorporated into design concepts.

5.8.3 Industrial developments shall be designed to reduce negative impacts on neighbouring, non-industrial land uses.

5.8.4 All Local Area Structure Plans shall indicate the location of appropriate buffers/ screens between transitional land uses. Buffer may include, but are not limited to strategic landscape design, berms, fences, or any combination of these strategies.

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5.9 Franchise Utilities

Goal: To ensure landowners are adequately serviced by franchise utility services such as electricity, natural gas and telecommunications networks.

Objective:

 To ensure adequate right of ways are provided for franchise utilities and to ensure all new lots are adequately serviced by shallow/franchise utilities. Policies:

5.9.1 New subdivisions and developments must be fully serviced which includes shallow/franchise utilities (i.e. natural gas, electrical, telecommunications).

5.9.2 Utility alignments will be identified at the Local Area Structure Plan stage.

5.9.3 Development will proceed in a logical sequential manner to ensure availability of utilities.

5.9.4 Utility rights-of-way will be incorporated into development sites and protected by easement.

5.9.5 Easements to protect utility rights-of-way will be required as a condition of subdivision approval for the affected lands.

5.9.6 Utility rights-of-way not already owned by the operator will be dedicated as public utility lots.

5.9.7 Public utility lots to accommodate major utility rights-of-way will be required as a condition of subdivision approval

5.9.8 All shallow/franchise utilities are to be extended into the Plan area by the individual applicants as required and shall be a condition of subdivision approval.

5.9.9 Developers may be required to provide, or enter into an agreement to provide utility rights-of-way or easements necessary to accommodate the extension of municipal utilities in advance of development to allow for the servicing of an adjacent site.

5.9.10 Existing utility infrastructure (i.e. fiber optic telecommunication cable, underground electrical and gas lines) shall be protected when considering subdivision and development proposals adjacent or in proximity to these features.

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5.10 Water and Sanitary Services

Goal: To ensure residents and businesses have access to safe water and are not negatively impacted by sewage disposal systems.

Objective:  To ensure developments are served adequately by water and sanitary sewer systems and to promote water conservation in order to reduce pressure on existing water sources.

Policies:

5.10.1 All developments shall be serviced by municipal water and waste water services, with the exception of Country Residential developments which may utilize communal servicing systems on an interim basis provided that the subject property is developed as a multi-lot bareland condominium. However, once municipal services have been extended to the subject property all lots shall be connected to and serviced by municipal water and sanitary water systems.

5.10.2 Water wells which serve six or more parcels shall meet the licensing requirements of the Water Act.

5.10.3 Communal water systems and sanitary water/sewage treatment facilities shall be developed in accordance to the standards of the appropriate Provincial regulatory agency and be licensed by the Province.

5.10.4 All developments shall be encouraged to utilize Low Impact Development design features such as installing water saving fixtures in industrial and commercial developments, and capturing roof run off rain water for on-site irrigation and landscaping purposes.

5.11 Storm Water Management

Goal: To ensure surface water/storm water run-off does not negatively impact lands adjacent to each other, lands downstream of other developments or negatively impact lands outside of the Plan area.

Objective:  To prevent developments from being negatively impacted by storm water run-off.

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Policies:

5.11.1 Stormwater management designs shall adhere to Best Management Practices in accordance with Environmental and Sustainable Resource Development, County Engineering Standards, and the Drainage Master Plan in order to ensure runoff quality.

5.11.2 Stormwater management facilities (SWMF) will be required in accordance with the guidelines established by the approved, overall stormwater management plan. Any activity impacting seasonal ponds or intermittent watercourses shall require Provincial approval.

5.11.3 Any storm water ponds required at the subdivision stage shall be designated as a Public Utility Lot (PUL) within the Public Utility District of the County’s Land Use Bylaw.

5.11.4 Storm water shall be detained on site and released based on the flow rates recommended within the Hamlet of Benalto Infrastructure Study: Water and Wastewater Systems.

5.11.5 All new developments shall provide a storm water management plan which identifies the location of all onsite storm water management containment areas as well as storm water flow rates.

5.11.6 On-site drainage and surface/storm water run-off shall not be directed into highway road rights-of-way unless approved by the Province.

5.12 Oil and Gas Infrastructure

Goal: To reduce potential safety hazards associated with oil and gas infrastructure and to protect vital energy corridors

Objective:  To mitigate potential impacts on residents and developments from existing and abandoned oil and gas infrastructure and to mitigate impacts on existing pipelines, oil and gas infrastructure due to new development.

Policies:

5.12.1 All proposed developments shall comply with all Provincial requirements regarding developments setbacks from all producing and abandoned oil and gas wells as well as all pipelines.

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5.12.2 All proposed Local Area Structure Plans shall identify all existing and abandoned oil and gas infrastructure as well as the proposed, detailed longer term land use pattern within the development setback area.

5.13 Transportation

Goal: To provide a transportation network that is efficient, effective and safe for common modes of transportation. Objective:

 To contribute to a safe, efficient and cost effective transportation network, which is integrated with land use patterns and supports future development. Policies:

5.13.1 A variety of transportation options aimed at reducing reliance on the automobile (i.e. pedestrian greenways, and transit) must be addressed and included in all Local Area Structure Plans. Pedestrian pathways and pathway connections to adjoining areas must be addressed and provided wherever possible.

5.13.2 All internal collector roads shall be designed and constructed in accordance with Red Deer County urban road standards at the expense of the developer.

5.13.4 All new roads shall be designed to minimize impacts on any ecologically sensitive areas (i.e. creeks, tree-stands and wildlife).

5.13.5 Emergency accesses, to and egress from development sites shall be identified in all Local Area Structure Plans prepared by the developer.

5.13.6 Traffic Impact Assessments may be required by Alberta Transportation or Red Deer County as a condition of subdivision to determine if improvements to the existing road network are required.

6.0 Implementation

6.1 Interpretation

6.1.1 Where the words “may”, “should” or “shall” are used in the Benalto Major Area Structure Plan they are to be interpreted as follows:

“May” policies indicate support in principle with the required level of compliance to be determined by the applicable authority;

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“Should” policies mean compliance in principle is required but subject to the discretion of the applicable authority; and

“Shall” policies are mandatory and must be complied with.

6.2 Land Use Bylaw

6.2.1 The Land Use Bylaw designations in effect at the time of approval of the Plan shall continue to apply in accordance with the provisions of the Municipal Government Act, and remain in effect until it is deemed appropriate to redesignate the lands in accordance with the policies of the Plan.

6.3 Local Area Structure Plans

6.3.1 The principal means of implementing the Benalto MASP will primarily be through the adoption of more detailed Local Area Structure Plans for the areas indicated in Figure 10.0 prior to the redesignation and/or subdivision of these areas within the Plan.

6.3.2 All proposed Local Area Structure Plans must be consistent with the Benalto MASP and include all necessary information as may be required by the County.

6.4 Plan Administration and Implementation

6.4.1 Pursuant to the provisions of Section 633(1) of the Municipal Government Act, 2000, this Major Area Structure Plan shall be adopted by Red Deer County as the Benalto Area Structure Plan. All subdivision and development within the Benalto ASP plan area shall be in accordance with the provisions and policies of this plan.

6.4.2 The Appendices are not subject to the Major Area Structure Plan amendment process and do not form part of the Bylaw.

6.4.3 Consistency between the Major Area Structure Plan and other Council-approved policy documents must be achieved in practice.

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6.4.4 The County shall require that the developer of a new multi-lot subdivision with a density of three (3) or more lots per ¼ section to prepare a local area structure plan as per the County’s Municipal Development Plan. Such plans shall also comply with the policies of the this Major Area Structure Plan and include all necessary information as may be required by the County for processing, such as a proposed land use concept, detailed information pertaining to servicing, infrastructure, landscaping, stormwater management, etc. Local Area Structure Plans must adhere to applicable Federal and Provincial regulations, as well as municipal bylaws and statutory plans (i.e. Land Use Bylaw and Municipal Development Plan). The County shall ensure that every development proposal within Benalto meets the intent of the Benalto Major Area Structure Plan.

6.4.5 Specific land use designations shall be determined at the time of a Local Area Structure Plan preparation. Each land use designation must be consistent with the Land Use Bylaw.

6.4.6 All Local Area Structure Plans should indicate the location of appropriate buffers / screens between less compatible / transitional land uses where applicable. Buffers may include, but are not limited to, strategic landscape design, berms, fences, or a combination of these strategies.

6.5 Plan Amendments

6.5.1 Provided that the intent of the Benalto ASP is adhered to, minor adjustments to the boundaries of the various land uses may be made without an amendment to the Plan. Any major changes to this Plan; however, will require an amendment in accordance with the Municipal Government Act.

6.5.2 Where an amendment to the Area Structure Plan is requested, the applicant will be required to submit the supporting information necessary to evaluate the amendment to the satisfaction of the County.

6.5.3 The County shall ensure that appropriate stakeholders and the general public are provided with the opportunity to provide input into all future amendments to the Plan.

6.5.4 In the future, the Benalto MASP may require updating in order to reflect changes to municipal boundaries or general municipal policy direction. The Plan should be reviewed in five years or soon thereafter in order to ensure consistency with the County’s policies.

6.6 Phasing

6.6.1 Phasing will occur in a manner that addresses the logical extension of roads and existing services. Each phase of development shall not prejudice the further

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subdivision and development of any subsequent phases of the development or development of surrounding lands.

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Rd Rd 30

Rge 48Rd 25A) St (Rge

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RgeRd 30 48Rd 25A) St (Rge

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RgeRd 30 48Rd 25A) St (Rge

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RgeRd 30 48Rd 25A) St (Rge

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RgeRd 30 48Rd 25A) St (Rge

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Rge Rd 30 48 Rd St25A) (Rge

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RgeRd 30 48Rd 25A) St (Rge

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RgeRd 30 48Rd 25A) St (Rge

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Appendix “A” Benalto Area Redevelopment Plan’s Process

The ‘Townscape Analysis’ approach provided background and context information on environmental, historical, cultural, spatial, visual, and developmental components and their relationships. A three-day workshop held in Benalto 11-13 May 2006 provided residents opportunities to contribute to development of a vision for the plan, for input on several aspects of the plan, and for discussion and feedback to the project team. The Benalto School students contributed a series of drawings that expressed what they liked the most about Benalto, and what they felt was missing. The opportunities and constraints identified in the analysis were synthesized with the input from the residents, and an overall plan and guidelines were developed that would respond to the vision and the principles. This ARP addresses planning, design, and development issues at the scales of the region, the Hamlet, the block, the street, and the lot. They are inter-related and interdependent and should be considered as a comprehensive guide for Benalto’s form and quality. Except as noted, the MDP and the land use Bylaw will continue to provide guidance. This ARP will take precedence where there are differences or discrepancies. Policies and guidelines are presented for several inter-related aspects of the ARP.

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Appendix “B” Hamlet of Benalto Historical Evolution

1948:  Farmsteads are the primary settlement type surrounding Benalto.  Many shelter belts and smaller fields are found throughout the region.  There are two active rail lines in the region (CNR & CPR/ACR), with associated rail lands and grain elevators in Benalto.  Agriculture and fair grounds are located across the rail line from town.

1966:  Increase in the number of country residential developments on agricultural lands.  Decrease in natural tree cover both north and south of Benalto.  New road constructed directly west of Benalto and Range Road 25A connecting to Highway 11.  Expansion of agricultural and fair grounds to include a track.

1980:  Significant decrease in natural tree cover north of Benalto.  Development of Kountry Meadows trailer court north of Hamlet.  Sewage lagoon constructed.  Only one active rail line (CNR), CPR/ACR line is abandoned and evolving into a greenway with significant tree growth.

2002:  Continued decrease in natural tree cover, significant increase in country residential developments.  Rerouting of Highway 11 to south edge of Sylvan Lake and new intersection with Highway 11A north east of Benalto.  Development of a new cul-de-sac subdivision along north edge of Benalto.  Loss of all four grain elevators along former rail lands.

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Appendix “C” Alberta Transportation’s Highway 11 Plans

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