Gleniffer Reservoir Shorelands Area Structure Plan
Bylaw No: 2009/6 First Reading: February 3, 2009 Second Reading: March 17, 2009 Third Reading: April 14, 2009 Amending Bylaw No. 2016/31, Adopted October 18, 2016
Prepared by Planning and Development Services April, 2009
ACKNOWLEDGEMENTS:
Liaison Committee:
Warren Randle Jim Martin Colin Kure Herluf Nielsen Don Rasmussen Rick Sayers
Alberta Environment:
Al Corbett Ross Martyn
Consultant:
Dave Dittrick, ZAP Municipal Consulting Inc.
Red Deer County:
Mayor: Earl Kinsella
Councillors: Dave Hoar Jim Lougheed
Planning & Development Services
GLENIFFER RESERVOIR SHORELANDS AREA STRUCTURE PLAN
TABLE OF CONTENTS
1. INTRODUCTION ...... 1 1.1 PURPOSE ...... 1 1.2 STRATEGIC ELEMENTS ...... 1 1.3 BASIC PRINCIPLES ...... 1 2. LAND USE POLICIES ...... 2 2.1 LAND USE STRATEGIES ...... 2 2.2 AGRICULTURAL AREAS ...... 2 2.3 PRIVATE RESORT AND CAMPGROUND AREAS ...... 2 2.4 COUNTRY RESIDENTIAL AREAS ...... 3 2.5 PUBLIC LANDS AREAS ...... 3 3. OTHER POLICIES ...... 4 3.1 TRAILS ...... 4 3.2 SPECIFIC LAND USE PROVISIONS ...... 4 3.3 EXTRACTIVE RESOURCES ...... 4 3.4 DEVELOPMENT STANDARDS ...... 5 3.5 ROADS AND UTILITIES...... 5 4. ADMINISTRATION AND IMPLEMENTATION ...... 6 4.1 AUTHORITY OF THE PLAN ...... 6 4.2 PLAN AMENDMENT AND CONSULTATION ...... 6 4.3 REPEAL ...... 6
MAPS
MAP 1 - PLAN AREA LOCATION MAP 2 - LAND USE STRATEGY
APPENDICES
ATTACHMENT 1 – DICKSON DAM OPERATING OBJECTIVES ATTACHMENT 2 – DEFINITIONS
1. INTRODUCTION
1.1 Purpose
This Area Structure Plan provides a framework for the long-term land use planning of the lands located in Red Deer County that are referred to as the Gleniffer Reservoir Shorelands Area (Map 1). The Plan Area comprises approximately 5,325 hectares (20.6 square miles), and is within a mixed farming community and is just south of the hamlets of Dickson and Spruce View.
The Gleniffer Reservoir Shorelands Area Structure Plan meets the requirements of the Municipal Government Act and, as such, describes at a broad level of planning, the land use strategy and infrastructure requirements within the Plan Area.
The Area Structure Plan generally complies with Red Deer County’s Municipal Development Plan. This Area Structure Plan replaces the Gleniffer Lake Reservoir Shorelands Area Structure Plan that was last adopted by Bylaw 2001/09 in October of 2001.
1.2 Strategic Elements
The strategic elements of the Area Structure Plan are to provide policies which define land use and development activities which respect and maintain the integrity of the Gleniffer Reservoir and surrounding public and privately held lands by respecting the Dickson Dam Operating Objectives.
1.3 Basic Principles
In response to not only the strategic elements outlined above, but also the diversity of resources, infrastructure, agricultural uses and other interests in the plan area, the Area Structure Plan embraces the following principles:
(a) Promoting land uses and infrastructure that are compatible with the dam and reservoir operational objectives; (b) Retaining the rural agricultural nature of the area in accordance with the desires of the residents; (c) Promote land uses which contribute to a healthy, safe and viable community; (d) Development standards need to be applied to help ensure that any development that may occur is in keeping with the integrity of the reservoir operational requirements and water management goals, the nature of the agricultural community and the capability of land on which development is to be located; and (e) The integrity of the reservoir can be best served only through full co-operation among Provincial agencies, Red Deer County, current landowners and potential development in managing the use of the lands and resources around the reservoir.
Gleniffer Reservoir Shorelands Area Structure Plan Page 1 of 11 2. LAND USE POLICIES
2.1 Land Use Strategies
1. The plan area is divided into four general land use categories, as shown on Map 2 Land Use Strategy, in which the use and management of land are to be consistent with the policies of this plan. The four general land use categories are:
(a) Agricultural area; (b) Private resort and campground area; (c) Multi-lot country residential area; and (d) Public Lands.
2. Amendments to the Land Use Strategy Map 2 will not be required to accommodate:
(a) a minor property boundary adjustment, and (b) an addition to the public land holdings in the plan area.
3. Minimum development setbacks from the take line (the surveyed legal boundary of land purchased by the Government of Alberta for the reservoir) surrounding the Gleniffer Reservoir will be 300 metres.
4. Minimum development setbacks from the take line (the surveyed legal boundary of land purchased by the Government of Alberta for the reservoir) within the SE 28-35-2-W5M will be 121 metres for the principal dwelling only.
2.2 Agricultural Areas
1. The County supports a diversity of agricultural uses. Development applications to provide home business value added agricultural products or services will be encouraged.
2. The subdivision of a parcel containing an existing residence out of a previously unsubdivided quarter section, may be supported if it meets the requirements of the Municipal Development Plan. Second residences on all agricultural parcels shall be discouraged within the Plan Area.
3. The subdivision of fragmented parcels and “first parcel out” subdivisions which do not contain an existing residence are not permitted within the Plan Area.
4. Input concerning any proposal to create a confined feeding operation or to expand an existing operation given to the Natural Resources Conservation Board (NRCB) will be evaluated in accordance with the provisions in the Municipal Development Plan.
2.3 Private Resort and Campground Areas
1. No new private resorts or expansion of private resorts will be approved in the plan area.
2. No new campgrounds will be approved in the plan area.
Gleniffer Reservoir Shorelands Area Structure Plan Page 2 of 11 3. The conversion of existing seasonal residential developments to year round communities may be supported in accordance with the County’s approved plan hierarchy that provide for all planning and infrastructure issues required in converting to a year round permanent community.
4. Hotels, motels and other forms of intensive recreation facilities not consistent with the rural agricultural nature of the Gleniffer reservoir shorelands shall not be allowed in this or any other land use category area and will be directed towards existing settlements.
2.4 Country Residential Areas
1. Traditional multi-lot country residential subdivisions are not permitted in the Plan Area.
2. Multi-lot residential conservation subdivisions, as defined in the Municipal Development Plan, may be supported in the plan area provided that the development will be setback greater than 300 metres from the take line of the reservoir to provide lands for a wildlife and open space corridor. Where multi-lot residential conservation subdivisions are proposed on lands adjacent to the reservoir, Municipal Reserves and/or other tools as allowed under the Municipal Government Act shall be taken between the development and the reservoir take line.
3. Criteria for Multi-lot Residential Conservation Subdivisions:
(a) The maximum number of conservation residential subdivision lots within the Plan Area shall be 199; (b) Permitted Lot Sizes: 0.125 hectares to 0.250 hectares; (c) Maximum Density: One (1) dwelling unit per 2.0 hectares to a maximum of 32 dwelling units per quarter section of land; (d) Criteria for Design: i. Subdivisions must be arranged in a contiguous pattern and shall be clustered in such a way as to preserve the function, purpose and integrity of the on-site natural resource and environmental systems to the maximum extent possible; ii. Subdivisions must be paved and serviced with communal water and sewer systems that extend from existing or new systems in accordance with Provincial and County standards; iii. Subdivisions must minimize disturbance to woodlands, wetlands and other natural features; iv. Subdivisions must minimize the amount of road length required; and v. Subdivisions must provide not less than 50% of the remaining lands as undivided permanent open space between the development and the reservoir take line.
2.5 Public Lands Areas
1. The public lands areas include those areas owned by the Province for: reservoir operation; conservation open space; and public recreation areas. 2. The County supports and will coordinate open space development (Environmental Reserves, Municipal Reserves) with the management practices of Alberta Environment on all public lands within the Plan area..
Gleniffer Reservoir Shorelands Area Structure Plan Page 3 of 11 3. OTHER POLICIES
3.1 Trails
1. The County supports trail development within the Plan Area. 2. Policies contained within the Red Deer County Open Space Master Plan shall be used to guide development for all public trails. 3. In locating trails the following criteria should be considered where applicable:
(a) maintain an adequate setback from an eroding shoreline; (b) maintain an adequate setback from private land, or a treed buffer; (c) provide opportunities to view the reservoir and landscapes around the reservoir; (d) provide opportunities to view wildlife and their habitats; (e) unless especially designed and constructed to do so, avoid going through highly sensitive features, including wetlands; (f) wherever possible, provide for continuity among trails; and (g) provide sufficient parking in appropriate locations.
3.2 Specific Land Use Provisions
1. Land uses adjacent to the Cottonwood-Gordon Community Centre site should be compatible with the public uses of the community hall and grounds, including the future use of the gravel excavation sites when reclaimed.
2. Convenience commercial stores (Retail Stores – Minor, as defined in the Land Use Bylaw) may be permitted, but only at the Gleniffer Lake Resort, Carefree Resort and Dickson Leisure Grounds.
3. Hotels and motels shall not be permitted within the plan area. They will be directed to Spruce View and other appropriate locations throughout the County.
4. Bed and Breakfast establishments and guest ranches shall be encouraged by allowing such uses in the agricultural and conservation residential districts provided they meet the goals of this plan.
3.3 Extractive Resources
1. In considering an application to subdivide or develop land, the application may be refused if the subdivision or development would compromise:
(a) the operation of an existing sand and gravel extraction operation or storage site; or (b) the future recovery of known sand and gravel deposits.
2. Agricultural and habitat conservation land uses are encouraged adjacent to a gravel resource extraction and storage site.
3. The reclamation of a gravel resource extraction site on private land should be for agricultural purposes, but it may be reclaimed as wildlife habitat.
Gleniffer Reservoir Shorelands Area Structure Plan Page 4 of 11 4. It is recommended that the reclamation of the gravel resource storage site on the SW 18-35-2-W5 should be for habitat purposes.
3.4 Development Standards
1. No site improvements or site grading that may impact a Dickson Drainage District channel shall be undertaken without the prior approval of the Dickson Drainage District.
2. No site improvements or site grading that may impact the integrity of the Gleniffer Reservoir, the public lands or the province’s infrastructure shall be undertaken without the prior approval of Alberta Environment’s project manager.
3. A proposed development may be subject to an environmental review, undertaken by a person or persons qualified to do so, to assess the impacts of development and the means by which impacts may be mitigated through the design, construction and management of the development. At the request of Red Deer County or the Province, an environmental review may be required to address any or all of the following:
(a) a description of the proposed undertaking, including its purpose, alternatives and staging requirements; (b) a description of the features and resources of the site, adjacent properties and nearby lands that may be affected; (c) a description of the environmental sensitivity of these features and resources; (d) a description of the predicted effects on the features and resources, including the nature of the impacts on land, vegetation, water, Dickson Dam water management activities, wildlife and fish, during construction; (e) the nature of the impacts of land use activities on land, water, Dickson Dam water management activities, wildlife and fish upon completion of the development, including phases thereof; (f) an indication of the limitations of the review, criteria used in predicting effects, and interests consulted; (g) an environmental mitigation/protection plan to alleviate any adverse impacts, monitor the performance of the mitigation/protection measures and identify the residual impacts and their significance on land, vegetation, water, Dickson Dam water management activities, wildlife and fish; (h) a presentation of the results in a framework that can assist decision makers in determining the final course of action; and (i) any other matters required by Provincial agencies and Red Deer County.
3.5 Roads and Utilities
1. Off site levies shall be utilized to recover the capital cost of providing transportation and utility services to new developments.
2. Subdivision and development servicing agreements may be required at the time of subdivision or development approval with respect to the provision of transportation and utilities infrastructure.
3. Communal water and sewer systems are required in Residential Conservation Districts.
4. Access roads to all subdivisions and internal roads are to be paved to County standards.
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4. ADMINISTRATION AND IMPLEMENTATION
4.1 Authority of the Plan
1. The authority of the Plan primarily is achieved through the County’s adoption of the area structure plan by bylaw pursuant to the Municipal Government Act.
4.2 Plan Amendment and Consultation
1. Council may, from time to time, choose to amend this Area Structure Plan. As part of the amendment process, the required public hearing process will ensure that the continued input of the Province, landowners and residents is considered.
2. A proposed amendment to the Plan will follow the bylaw amendment process required in the Municipal Government Act. If first reading of a proposed amendment is passed, Red Deer County will refer the proposed amendment to:
(a) the Province; and (b) any school authority, stakeholder and any person and agency the County feels the amendment affects.
4.3 Repeal
1. Bylaw No. 2001/9 (Gleniffer Lake Reservoir Shorelands Area Structure Plan) is hereby rescinded.
Gleniffer Reservoir Shorelands Area Structure Plan Page 6 of 11 ATTACHMENT 1 – DICKSON DAM OPERATING OBJECTIVES
Gleniffer Reservoir is a man-made body of water contained within the Red Deer River valley behind Dickson Dam. The dam was constructed by Alberta Environment between 1980 and1983 with the primary objective of providing an assured water supply to the City of Red Deer and other downstream industrial, municipal and domestic users. The reservoir is considered a multi-use facility and secondary objectives include power generation, fisheries, wildlife and waterfowl habitat, flood attenuation, recreation and apportionment.
Although the structure was constructed as a multi-purpose facility, the primary objective is an assured water supply and as such the reservoir can be prone to extreme water level fluctuations to meet it’s annual down stream flow requirements. This is particularly important during the winter months when flow into the reservoir can get as low as 2 cubic metres per second.
Users of the reservoir should also be aware of the following:
1. Large, Annual Fluctuations in Water Levels: Reservoir levels fluctuate dramatically during each operating season. What appears to be a normal water level in the summer is actually a level that has been determined to best meet the various project objectives based on conditions that year. The spring and summer levels also allow operators to attenuate potential floods by providing storage space for large inflows. This is critical to D/S communities at risk of flooding and is the reason the reservoir may fill or drawdown dramatically over a short period of time. Alternately, during times of drought, reservoir levels and operations may vary. Later in the summer, the dam begins to impound more water and the reservoir level is increased to ensure the reservoir is at the full supply level before inflows drop off. Over the winter period, very little water flows into the reservoir and the levels drop to 8 to 10 metres below the summer level. The chart at the end of this document illustrates the range and approximate timing of the reservoir fluctuations.
The Extremes of Reservoir Levels
May 19th, 2004 June 1st, 2002
Gleniffer Reservoir Shorelands Area Structure Plan Page 7 of 11 2. Shoreline Management and Reservoir Erosion: When the dam was constructed, erosion of the reservoir banks was identified as a significant issue and some land beyond the actual reservoir boundary was obtained to ensure private land was not affected. In the years since, the erosion has had more impact in some areas and has the potential, in some areas, to impact adjacent private land. Alberta Environment (the owner of the reservoir) also has a number of restrictions on use of the reservoir lands. These restrictions are intended to limit development in areas that might be susceptible to further erosion but also ensures that Alberta Environment will be able to continue to operate the dam as required to supply an assured water supply to down stream users.
3. Access to Public Crown Shoreline: Access to the reservoir land is normally open for public use for hiking or other foot access. While Alberta Environment does not normally restrict access on foot to the reservoir land, motorised vehicles are not allowed and trespassers may be charged. Foot access may also be restricted if the bank are found to be unstable or the reservoir is under flood operation restrictions.
4. Development on Crown Shoreline: No permanent or temporary development on the crown lands surrounding the reservoir is allowed without the prior approval of Alberta Environment. This includes trails, stairs, boat docks, water intakes or other facilities.
Dickson Dam 2008 Current/Proposed Regulation Schedule (As of May 13, 2008) 950
949 F.S.L. 948 948.0m
947
946 2008 Actuals 945
944
943
942 2008 Proposed (subject to change) 941 Spillway Crest 940.5m 940
939
938
937
936
935
Reservoir Level (meters) Level Reservoir 934
933
932
931
930
929 Lowest Permissable Drawdown
928 Lowest Desirable Draw/Fill
927 Historical Upper Limit
926 LWL 926.5m 925 October November December January February March April May June July August September Month
Desirable and Permissible lines taken from the Dickson Dam Flow Regulation Manual 1983/84. Historical Upper Limit - average upper limit of reservoir elevations 1984-2000.
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ATTACHMENT 2 – DEFINITIONS
Bed and Breakfast Facility means a secondary commercial use of a single detached dwelling where short term accommodation (generally between 1 - 14 nights) with meals is provided to overnight guests and tourists. This class of use does not include a boarding facility, hotel, motel or guest house.
Development means a) An excavation or stockpile and the creation of either of them; b) A building or an addition to or replacement or repair of a building and the construction or placing of any of them in, on, over or under land; c) A change of use of land or a building or an act done in relation to land or a building that results in or is likely to result in a change in the use of the land or building; or, d) A change in intensity of use of land or a building or an act done in relation to land or a building that results in or is likely to result in a change in the intensity of use of the land or building. provided that a development permit is not required for those developments listed under Section 17 of the Land Use Bylaw.
Guest Ranch means a working farm or ranch that offers tourists or visitors temporary overnight accommodation, with or without meals, for payment of a fee and may Include programs that allow guests to participate in a range of farming or ranching activities. A guest ranch does not include a hotel or motel.
Retail Store - Minor means a development used for the retail sale of consumer goods frequently required by area residents in an enclosed building which does not exceed 325 m2 (3,500 ft2) in gross floor area. Typical uses include, but are not limited to, small food stores, liquor stores, drug stores, video sales and rentals, and liquor stores.
Take Line means the surveyed legal boundary of land purchased by the Government of Alberta for the reservoir.
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