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North Shore Growth Node Area Structure Plan

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North Shore Growth Node Area Structure Plan ENGAGE. INNOVATE. INSPIRE. North Shore Growth Node Area Structure Plan PREPARED FOR Camrose County PREPARED BY Williams Engineering Canada Inc. December 19, 2011 WE File No. 23359.00 North Shore Growth Node ASP WE File No. 23359.00 December 19, 2011 Table of Contents 1.0 INTRODUCTION ..................................................................... 1 1.1 PLAN INTENT 1 1.2 LOCATION 1 1.3 LEGAL FRAMEWORK/POLICY CONTEXT 2 1.4 PUBLIC & STAKEHOLDER ENGAGEMENT 10 2.0 EXISTING SITE CONDITIONS ............................................. 12 2.1 EXISTING LAND USES 12 2.2 TOPOGRAPHY AND NATURAL FEATURES 13 2.3 SOILS 13 2.4 SURFACE WATER 14 2.5 WATER MANAGEMENT RIGHT OF WAY 14 2.6 SHORELAND 14 2.7 GROUNDWATER 15 2.8 FISH AND WILDLIFE 15 2.9 TRANSPORTATION 16 3.0 SITE CONSTRAINTS ............................................................16 3.1 FLOOD HAZARD 17 3.2 HIGH WATER TABLE 17 3.3 SLOPE STABILITY 17 3.4 CONTAMINATION 18 3.5 SUBSIDENCE RISK 18 3.6 PIPELINES & GAS WELLS 18 3.7 NATURAL ENVIRONMENT 19 4.0 FUTURE LAND USE CONCEPT .......................................... 20 4.1 OVERVIEW 20 4.2 PROPOSED LAND USES 21 4.2.1 Lake Access Points ........................................................................... 21 4.2.2 High Density Residential Development .......................................... 24 4.2.3 Medium Density Residential Development ..................................... 25 North Shore Growth Node ASP WE File No. 23359.00 December 19, 2011 4.2.4 Upland reserves ................................................................................ 26 4.2.5 Commercial area ............................................................................... 27 4.2.6 Land for the sewage treatment system ........................................... 28 4.2.7 No compulsion to develop ............................................................... 28 5.0 MUNICIPAL SERVICES ........................................................28 5.1 LAKE ACCESS POINTS 28 5.2 WATER SUPPLY 29 5.3 WASTE WATER 30 5.4 STORM WATER MANAGEMENT 33 5.5 TRANSPORTATION IMPROVEMENTS 34 5.6 POLICING 37 5.7 FIRE PROTECTION 37 5.8 SOLID WASTE COLLECTION AND DISPOSAL 39 5.9 SCHOOLS 39 6.0 DESIGN CRITERIA ............................................................... 40 7.0 PLAN ADMINISTRATION AND IMPLIMENTATION ............. 42 North Shore Growth Node ASP WE File No. 23359.00 December 19, 2011 List of Maps Map 1 Location Map 2 Current ownership and zoning Map 3 Constraints on development Map 4 Air photograph Map 5 Use of new reserve lands Map 6 Creation of new shoreline habitat Map 7 Proposed future land uses Map 8 Excavated marinas at other lakes- comparative sizes Map 9 Traditional and cluster development Map 10 Conceptual trail system Map 11 Proposed major road access Appendices Appendix A Allocation of land uses and densities by quarter section Appendix B Figure 5: Public Access (Buffalo Lake Intermunicipal Development Plan) North Shore Growth Node ASP WE File No. 23359.00 December 19, 2011 1.0 INTRODUCTION 1.1 PLAN INTENT The North Shore Growth Node Area Structure Plan provides a framework for the subdivision and development of approximately 1,351 acres of land located adjacent to Buffalo Lake, between and including the Hamlet of Pelican Point and the subdivision of Braseth Beach. This area is vital to the County as it contains most of the public Buffalo Lake access for Camrose County and the majority of the County’s existing development within the Buffalo Lake area. The recently approved Buffalo Lake Intermunicipal Development Plan (BLIDP) defines this area as a Growth Node and requires an Area Structure Plan prior to any additional subdivision or development. As such, the North Shore Growth Node Area Structure Plan will outline the future growth patterns for the area including: land use, density, public lake access, servicing, open space and recreation, wildlife habitat, and transportation and access. Once approved, all future development within the North Shore Growth Node plan area will abide by the policies contained within this area structure plan. 1.2 LOCATION Buffalo Lake is a large, shallow lake located approximately 40 kilometres northeast of Red Deer, within the Red Deer River Basin. The lake has an area of 93 km2 and a maximum depth of 6.5 metres, and mean depth of 2.8 metres (Atlas of Alberta Lakes, 2004). The lakeshore is shared by Camrose County, Lacombe County, the County of Stettler, and the summer villages of Rochon Sands and White Sands. Buffalo Lake is a popular destination for boating, swimming and beach activities. The lake offers various publicly accessible shorelands and natural landscapes which draw visitors from the region for day trips, camping, or lakeside living opportunities. Northern pike provide a sport fishery industry in the area. The lake is also one of the most important waterfowl breeding and staging areas in Alberta. 1 North Shore Growth Node ASP WE File No. 23359.00 December 19, 2011 1.3 LEGAL FRAMEWORK/POLICY CONTEXT It is necessary to examine the relevant provincial, regional, and municipal policy documents that will affect the plan area before determining specific development plans. The subject site is within Camrose County and therefore the plan area is subject to County policy documents. The plan area is also within the boundaries of the Buffalo Lake Intermunicipal Development Plan (IDP) and the Buffalo Lake Integrated Shoreland Management Plan (Draft). Therefore the North Shore Growth Node ASP must abide by the policies listed in these documents. 1.3.1 Provincial Policy Context Municipal Government Act Part 633(1)(2) of the Municipal Government Act outlines the requirements of an Area Structure Plan. It states that 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. An area structure plan a) must describe i) the sequence of development proposed for the area ii) the land uses proposed for the area, either generally or with respect to specific parts of 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, and b) may contain any other matters the council considers necessary Senior Government Rules Although land use is a municipal responsibility, the County is restricted by the Subdivision and Development Regulation, AR 43/2002, and other provincial legislation as regards the following: 2 North Shore Growth Node ASP WE File No. 23359.00 December 19, 2011 Sewer lagoons: Residences must be at least 300 metres away from sewer lagoons. The closest sewer lagoon is in Bashaw, 8,700 metres from Braseth Beach and 10,050 metres from Pelican Point. Waste disposal sites: Residences must be at least 300 metres away from a waste disposal site, and no wells for human consumption must be drilled within 450 metres of such a site. The County has advised that there are no current or past waste disposal sites in or near the growth node. Proximity to highways: A municipality must not approve a residential subdivision within 800 metres of a provincial highway without the prior approval of Alberta Transportation (AT). The north shore growth node is 4,800 metres from Highway 53, so AT has no jurisdiction over development. However, the department may require a traffic impact analysis if it is necessary to upgrade the intersections of Highway 53 with RR 204 (the Pelican Point road) or RR 210 (Aberhart Road). This is further discussed in the transportation servicing portion of this document. Livestock operations: The Agricultural Operations Practices Act does not allow confined feeding operations (CFOs) close to residences. The minimum separation distance (MDS) depends on the type of operation and its size. Camrose County applies those setbacks reciprocally, and normally does not allow new residences close to confined feeding operations. 3 North Shore Growth Node ASP WE File No. 23359.00 December 19, 2011 There are no confined feeding operations within the north shore growth node, or close enough to be impacted by new residences. Airports: The runway of Bashaw airport aligns with Braseth Beach, but as it is 5,700 metres away, the take-off and approach paths do not pass over any part of the growth node. The runway of Stettler airport is aligned east-west, and the take-off and approach paths do no pass over any part of the growth node. Under Transport Canada regulations, this is Class G (uncontrolled) air space. Sour oil and gas: A proposal to build a residence within 1,500 metres of any sour gas well or pipeline must be referred to the ERCB for comments. There are no such installations in or within 1,500 metres of the growth node. Other oil and gas: Residences are not allowed within 100 metres of a sweet oil or gas well, or within the right-of-way of a sweet oil or gas pipeline. Setbacks are also required from compressor sites. There are a number of wells and pipelines in the growth node, including multi-well directional-drilling pads. They are shown on Map 3, Constraints on Development. The design of subdivisions must take these into account: see Section 8 below. Abandoned wells: It is sometimes necessary to bring a service rig to an abandoned well site. To accommodate this, the ERCB 4 North Shore Growth Node ASP WE File No. 23359.00 December 19, 2011 requires that there be a clear area, ten metres square, around the well, with a minimum six metre access right of way. There are abandoned wells in the area, and it will be the responsibility of developers to identify them from ERCB records and to provide for future access. Historic sites: The Alberta Historical Resources Management Branch has the right to require a historical or archaeological assessment of land that is to be developed. No sites of historic or archaeological interest were brought to our attention during the public input phase of this plan or by the County.
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