As amended by Bylaws 1/2005; 2/2005; 19/2011, 18/2012 &10/2015
INTERMUNICIPAL DEVELOPMENT PLAN Sturgeon County and
City of St. Albert
prepared by:
in association with:
Sturgeon County Bylaw # 906/01
City of St. Albert Bylaw # 7/2001
As Approved May 30 and 31, 2001 1220/10
BYLAW BY
REPEALED 1220/10
BYLAW BY
REPEALED CITY OF ST. ALBERT BYLAW 7/2001
Being a bylaw to adopt an Intermunicipal Development Plan between Sturgeon County and the City of St. Albert (Consolidated by Bylaw 10/2015)
The Council of the City of St. Albert, duly assembled, hereby ENACTS AS FOLLOWS:
1. This Bylaw may be cited as the “Sturgeon County and City of St. Albert Intermunicipal Development Plan Bylaw”.
2. The document entitled “Intermunicipal Development Plan – Sturgeon County and City of St. Albert”, attached hereto as Schedule “A” to this Bylaw, is hereby adopted as the Sturgeon County and City of St. Albert Intermunicipal Development Plan.
3. The policies contained within this Bylaw shall come into force upon third reading by both Sturgeon County Council and the City of St. Albert Council.
BYLAW 7/2001
Page 1
INTERMUNICIPAL DEVELOPMENT PLAN
AMENDMENT BYLAW 1ST READING 2ND READING 3RD READING NUMBER NUMBER
7/2001 Mar 26 May 31 May 31
1 1/2005 Jan 10 Jan 10 Jan 10 2 2/2005 Jan 10 Jan 10 Jan 10 3 13/2010 Did not proceed 4 19/2011 April 26 July 11 July 11 5 18/2012 September 24 January January 21/13 21/13 6 10/2015 January 12 April 7 April 7
ACKNOWLEDGEMENTS
Sturgeon County Council City of St. Albert Council
Reeve Frank Schoenberger Mayor Paul Chalifoux Deputy Reeve Gilbert Soetaert Alderman Bob Russell Councillor Helmut Hinteregger Alderman Carol Watamaniuk Councillor Graeme MacKay Alderman Jim Starko Councillor Jerry Kaup Alderman Kent Davidson Councillor Vic Pasay Alderman Margaret Plain Councillor Ron Kohle Alderman Penny Reeves
Project Steering Committee
Sturgeon County City of St. Albert
Reeve Frank Schoenberger Mayor Paul Chalifoux Councillor Jerry Kaup Alderman Kent Davidson Larry Kirkpatrick, County Commissioner Glen Davies, City Manager
Technical Advisory Committee
Sturgeon County City of St. Albert
Dave Dmytryshyn Dwayne Kalynchuk, General Manager Director of Public Services Planning & Engineering Alan Grayston Curtis Cundy Manager of Planning and Development Director of Planning and Development
Technical Advisors
Larry Gayle David Yue Director of Engineering Services Director of Public Works / Assistant City Engineer City of St. Albert City of St. Albert
Sturgeon County & City of St. Albert Intermunicipal Development Plan
Project Consultants
Armin A. Preiksaitis & Associates Ltd.
Armin A. Preiksaitis, Project Manager Geoff Reid, Planner Jeanne Calder, Planning Assistant Gillian Henry, Office Technician
Stantec
Dean Cooper, Transportation Planning Engineer Todd Wyman, Environmental Engineer
Gibbs & Brown Landscape Architects Ltd.
Robert Gibbs, Principal Christine Pitchford, Environmental Planner
Sturgeon County & City of St. Albert Intermunicipal Development Plan
TABLE OF CONTENTS
1.0 INTRODUCTION ...... 1
1.1 Purpose and Background ...... 1 1.2 Goals of the IDP ...... 1 1.3 Enactment ...... 1 1.4 Duration ...... 2 1.5 Plan Area ...... 2 1.6 Enabling Legislation ...... 2 1.7 Guiding Principles ...... 5 1.8 Planning and Community Consultation Process ...... 6 1.9 Definitions ...... 7 1.10 Plan Organization ...... 9
2.0 POLICY FRAMEWORK ...... 11
2.1 Economic Development ...... 11 2.2 Environmental Management ...... 12 2.3 General Land Uses ...... 15 2.4 Agriculture ...... 17 2.5 Residential ...... 18 2.6 Commercial ...... 19 2.7 Industrial/Business Park Development ...... 20 2.8 Public and Institutional Uses ...... 21 2.9 Parks, Leisure, Open Space and Trails ...... 21 2.10 Transportation ...... 25 2.11 Servicing, Infrastructure and Utilities ...... 28 2.12 Community and Emergency Services ...... 33
3.0 POLICY AREAS ...... 35
3.1 A. Highway 2 Commercial Corridor ...... 35 3.2 B. East Side Residential ...... 35 3.3 C. Sturgeon Valley ASP Area ...... 36 3.4 D. West of Highway 2 Corridor Mixed Use ...... 36 3.5 E. Mixed Use West ...... 36 3.6 F. West of Carrot Creek ...... 38 3.7 G. Carrot Creek and Sturgeon River Greenways ...... 38 3.8 H. Rural Industrial – St. Albert Airport ...... 39 3.9 I. Special Planning Area – Mixed Use Residential/Owner-Operator Business…………39 3.10 U. Future Industrial and Employment Lands……………………………………………….. 40
4.0 PLAN IMPLEMENTATION ...... 41
4.1 Intermunicipal Development Plan Committee ...... 41 4.2 Requirements for Area Structure Plans ...... 42 4.3 Plan Administration, Review, Amendment and Repeal ...... 43 4.4 Circulation and Referral Process ...... 44 4.5 Intermunicipal Dispute Resolution ...... 45 4.6 Urban Growth Boundaries ...... 47 4.7 Generalized Urban Development Process for Lands Annexed to the City of St. Albert ... 50
5.0 REFERENCES ...... 53
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (i)
LIST OF MAPS
Map 1 – Regional Setting ...... 3
Map 2 – Plan Area ...... 4
Map 3 – Natural Features ...... 13
Map 4 – Proposed Future Land Use Concept ...... 16
Map 5 – Proposed Future Parks, Trails & Open Space Network ...... 24
Map 6 – Proposed Future Transportation Network ...... 27
Map 7 – Proposed Future Water Transmission System ...... 30
Map 8 – Proposed Future Sanitary System ...... 31
Map 9 – Proposed Future Storm System ...... 32
Map 10 – Policy Areas ...... 37
Map 11 – Proposed Urban Expansion Areas...... 51
LIST OF TABLES
Table 1 – Intermunicipal Planning Referrals and Notifications ...... 44
LIST OF FIGURES
Figure 1 – Generalized Urban Development Process for Lands Annexed to the City of St. Albert ...... 50
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (ii)
1.0 INTRODUCTION
1.1 Purpose and Background
The neighbouring Municipalities of Sturgeon County and the City of St. Albert agreed to enter into the process to jointly develop an Intermunicipal Development Plan (IDP).
“The purpose of the IDP will be to ensure that a coordinated and cooperative framework is in place for managing the use and development of lands adjacent to the boundary of St. Albert, within Sturgeon County.” (Initial Terms of Reference).
The Terms of Reference for the Sturgeon County and City of St. Albert IDP were jointly prepared and approved by Sturgeon County Council on June 7, 2000 and by the City of St. Albert Council on June 8, 2000. Both Municipalities agreed that a negotiated Intermunicipal Development Plan is the preferred means of addressing intermunicipal issues within the IDP area and that it represents the best opportunity for a continuing cooperative working relationship between the two Municipalities.
The municipal policy framework for the preparation of an Intermunicipal Development Plan is contained in the Sturgeon County and the City of St. Albert Municipal Development Plans (MDPs). St. Albert’s Municipal Development Plan – CityPlan (Bylaw #4/2000) contains policies regarding intermunicipal planning and cooperation. Sturgeon County’s Municipal Development Plan (Bylaw #808/96) contains intermunicipal development policies and defines a 1½ mile urban fringe area around the City of St. Albert.
1.2 Goals of the IDP
The overall goals of the Sturgeon County and the City of St. Albert IDP are to:
• Develop and maintain mutually beneficial policies and relationships between Sturgeon County and the City of St. Albert. • Provide for effective coordination of land uses, economic development, growth management, transportation systems and municipal infrastructure. • Continue to develop and maintain open lines of communication to resolve problems and seize opportunities of mutual benefit.
1.3 Enactment
The policies contained within the Sturgeon County and City of St. Albert Intermunicipal Development Plan Bylaw come into force once Sturgeon County and the City of St. Albert Councils have given Third Reading to this IDP Bylaw. The intent is not that any policies in the IDP Bylaw be applied retroactively to any applications for development that are already in process.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (1)
1.4 Duration
The IDP sets forth, in general terms, the strategic patterns for land uses, service extensions, transportation improvements and mutually agreed to policy directions to the year 2015. While the IDP is meant to be a long range planning document, it is intended that regular monitoring, review and periodic amendments may be required for policies in the IDP to remain current with changing trends, technologies, and growth within the region.
The IDP sets forth a process for amendment of this document when it is in the mutual interests of Sturgeon County and the City of St Albert to do so.
A systemic review of the IDP shall be undertaken every five years from the date on which the IDP comes into effect.
1.5 Plan Area
The Intermunicipal Development Plan area encompasses land north, west and east of the present corporate limits of the City of St. Albert as shown on Map 2 – Plan Area. The Plan area constitutes approximately 3,816 ha. Although this is the area that constitutes the boundaries for the Intermunicipal Development Plan Bylaw, surrounding influences beyond this boundary will be considered in formulating policy directions. Map 1 – Regional Setting shows the IDP area within its Regional Setting. Property owners within the IDP area, adjacent property owners, residents and other interested parties have been consulted during the IDP planning process.
1.6 Enabling Legislation
The contents for an Intermunicipal Development Plan are outlined in Section 631 of the Municipal Government Act which reads:
“631(1) Two or more councils may, by each passing a bylaw in accordance with this Part or in accordance with sections 12 and 692, adopt an intermunicipal development plan to include those areas of land lying within the boundaries of the municipalities as they consider necessary.
(2) An intermunicipal development plan (a) may provide for (i) the future land use within the area, (ii) the manner of and the proposals for future development in the area, and (iii) any other matter relating to the physical, social or economic development of the area that the councils consider necessary, and (b) must include (i) a procedure to be used to resolve or attempt to resolve any conflict between the municipalities that have adopted the plan, (ii) a procedure to be used, by one or more municipalities, to amend or repeal the plan, and (iii) provisions relating to the administration of the plan.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (2)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (3)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (4)
The procedure for adopting an Intermunicipal Development Plan is described in Section 692 of the Municipal Government Act.
1.7 Guiding Principles
Sturgeon County and the City St. Albert Councils agree to the following guiding principles which have been utilized in preparing the policies contained in this IDP.
1. Maintain open, fair and honest communication between the two Municipalities and affected stakeholders.
2. Promote orderly, economic and beneficial land development to minimize the amount of agricultural land converted to other land uses prematurely.
3. Recognize the need for urban expansion of the City of St. Albert and the need for orderly, timely and agreed upon annexation.
4. Determine compatible and complementary land uses within the IDP plan area and adjacent lands while ensuring proposed land uses and development do not unduly interfere or conflict with future urban expansion.
5. Cooperate in pursuing mutually beneficial economic development initiatives that would attract investment and create employment opportunities.
6. Cooperate in the reasonable preservation and protection of natural areas such as natural water bodies, wetlands, water courses and treed areas. Wherever possible, integrate them with future development as greenways that can be used for passive recreation purposes, wildlife corridors, and stormwater management.
7. Work in consultation with Alberta Infrastructure to plan and develop a regional transportation network of roadways, public transit, truck and dangerous goods movement that is safe, efficient and economic.
8. Work in consultation with Alberta Infrastructure in establishing consistent and high standards for landscaping, signing, berming and access management along the Highway 2 Corridor as a major intermunicipal gateway.
9. Evaluate potential for strategies and standards for the orderly, efficient and economical extension of wastewater collection and water distribution systems within the IDP area.
10. Establish potential for strategies and standards for stormwater management that reflect the best management practices to control the peak flow rates and water quality.
11. Explore intermunicipal options and public/private partnerships for the delivery of recreational services and development of recreational facilities having regard to relevant plans and studies.
12. Identify ways of linking and integrating parks, trails and open spaces between the two Municipalities.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (5)
13. Ensure that any cost and revenue sharing initiatives undertaken between Sturgeon County and the City of St. Albert are fair, equitable, and beneficial to both parties.
14. Provide for effective plan administration and implementation mechanisms as part of the IDP which could include, but not necessarily be limited to: a joint municipal planning commission; a joint subdivision and development appeal board; referrals of development, subdivision and redistricting applications; amendments to statutory plans; and dispute resolution mechanisms.
1.8 Planning and Community Consultation Process
Public Participation
In accordance with Section 692 of the Municipal Government Act, Councils must take appropriate measures to involve the public prior to adopting an Intermunicipal Development Plan.
Several opportunities and methods have been used to carry out effective public information and community consultation. In summary they include:
Community Consultation / Information Program
• Media releases to facilitate project awareness and advise of project team contact details. • Mailings to affected property owners, adjacent residents and other stakeholders. • All affected property owners within the Plan area were contacted via mailing of an information package and where possible, by telephone. • Adjacent residents within the City of St. Albert were contacted via mailing of an information package; approximately 1,310 packages were sent to residents within the Oakmont, Erin Ridge, and Deer Ridge neighbourhoods.
Landowner Involvement
• Focus group sessions were held with affected landowners within the initial IDP area boundaries. • The IDP process, project objectives and workplan were conveyed to focus group participants. • Focus group participants were given the opportunity to discuss issues and opportunities they regard as important to the future planning of the IDP area and to formulate a vision for the plan area to the year 2015.
Landowner, Stakeholder and Public Review of Draft Plan
• Presentation of the Draft IDP at two Open Houses. One Open House was held in Sturgeon County and the other in the City of St. Albert. • Copies of the Draft IDP and Background Report were made available to the public at Municipal offices, various facilities and websites of each Municipality. • Comment sheets were provided to encourage feedback on the Draft IDP.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (6)
Public Hearing
• A combined Public Hearing held before Sturgeon County and St. Albert Councils to allow all parties to make representations on the IDP.
1.9 Definitions
All the terms and meanings in this IDP shall carry their normal definitions unless otherwise defined herein.
“adjacent municipality” means a Municipality that shares a common boundary with any other Municipality.
“agriculture land use” means the use of lands, buildings or structures for the raising of non-domestic animals and/or the growing of plants for food or other production.
“appropriate dispute resolution” means interest-based dispute resolution processes outside of formal appeal or court settings.
“area structure plan” means a statutory plan, adopted by bylaw, which provides a policy framework for subsequent redesignation, subdivision and development of a specified area of land in the Municipality pursuant to Section 663 of the Municipal Government Act.
“commercial” means retail, business and service land uses.
“cost sharing” means that municipal property tax generated within a designated geographic area would go to cover direct (and/or indirect) costs, after which any “net” municipal property tax would be shared between municipalities upon some mutually agreed-to basis.
“councils” means the Municipal Councils of Sturgeon County and the City of St. Albert.
“drainage watershed plan” is a plan which identifies the existing drainage and environmental constraints and defines options for the management and development of alternatives for the major storm drainage system, considering environmental and economic issues, development staging, the impact of hydrogeotechnical conditions, major utility corridors, development restrictions, power and pipeline rights- of-way.
“deferred reserve caveat” means a caveat filed with the Land Titles Office deferring the transfer of lands for municipal reserve, school reserve or municipal and school reserve (Refer to Section 669 of the Municipal Government Act) to the remainder of the parcel that is subject of a subdivision and/or other land of the person applying for subdivision approval that is within the same Municipality as that parcel of land.
“developer” means an owner, agent, or any person, firm, or company required to obtain or who has obtained, a development permit.
“development” as defined pursuant to Section 616 of the Municipal Government Act, specifically:
• an excavation or stockpile and the creation of either of them; • 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; • 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
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (7)
• a change in the intensity of use of land or a building or an act done in relation to land or a building that changes or is likely to change the intensity of use of the land or building. “development permit” means a document that is issued under a Land Use Bylaw and authorizes a specific development pursuant to Section 616 of the Municipal Government Act. “environmental assessment” means an assessment of the environmental effects of a project or plan.
“environmental effect” means any change that the project or plan may cause in the environment including such change on health and socio-economic conditions, on physical and cultural heritage, on the current use of lands and resources for traditional purposes by aboriginal persons, or on any significance, and any change to the project that may be caused by the environment.
“environmental reserve” means land dedicated (given) to a municipality during the subdivision process because it is considered undevelopable for environmental reasons in accordance with Section 664 of the Municipal Government Act. This may include, but not be limited to, areas such as wetlands, ravines, drainage courses, and steep slopes. “environmentally significant area” (ESA) is a natural site that has the potential to remain sustainable within an urban environment and is significant from an environmental perspective to the community because of its size or features on the site. An ESA will usually contain a diverse blend of common species or habitat and function as a linkage between other significant natural areas or environmentally sensitive areas. An ESA can withstand various degrees of human use.
“extensive agriculture use” means a system of tillage which depends upon large areas of land for the raising of crops. Extensive agricultural uses include buildings and other structures incidental to farming as well as farm-related uses. “farmstead” means a dwelling which is used in connection with the raising and production of crops, livestock or poultry and is situated in connection with such farming operations. A farmstead may include a single detached dwelling, modular unit or a mobile home unit. “feasible” means capable of being done or carried out. “first parcel out” means subdividing a quarter section into two parcels, one containing the agricultural land, the other the residential building. “flood plain” means the area of land bordering a water course or water body that would be inundated by a 1 in 100 year flood (i.e. a flood that has a 1% chance of occurring every year). “greenway” means open space linkages that include environmental preservation areas, ravines, municipal and environmental reserves, farm trails, abandoned railways, wildlife habitats, and woodlands. “hazard lands” means areas of land which are unsuitable for development in their natural state. This includes flood plains, steep and unstable slopes, areas subject to erosion or other geotechnical limitations. “hazardous or noxious industry” means a development for the purposes of an industry which, when the development is in operation, and when all measures proposed to reduce or minimize its impact on the locality have been employed, would pose a significant risk in relation to the locality: a) to human health, life or property; or b) to the biophysical environment; or
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (8)
c) to future development on other land. “historic resource” means a building, work, relic, tree or place which has historic, scientific, cultural, social, architectural, archaeological, natural or aesthetic significance. “intensive livestock operation” means a facility which is capable of confining a specified minimum number of livestock for growing or finishing for market at a housing density of more than one livestock manure unit per 2,000 ft2. “municipal development plan” means the plan adopted by Council as a Municipal Development Plan pursuant to Section 632 of the Municipal Government Act. “municipal property tax-sharing” means the sharing between municipalities of the municipal portion of municipal property tax on an agreed-upon formula for a specific geographic area. “municipal reserve” means land provided as part of a subdivision by the developer without compensation for park and school purposes pursuant to Section 616 of the Municipal Government Act. “natural area” includes landscapes which are found in their natural state and may be remnant, undisturbed, diverse or contain unique environmental characteristics. “natural areas assessment” is an assessment of the intrinsic ecological value of the landscape for wildlife and vegetation habitat and their value for conservation within future development. “natural resource extraction” means the mining of extractive material or an undertaking which depends for its operations on the mining of extractive material from the land upon which it is carried on, and includes any washing, crushing, grinding, milling, or separating into different sizes of that extractive material on that land. “occupancy authorization” means final authorization by a Building Safety Codes Officer in writing authorizing a development for occupancy by tenants or owners. “sensitive natural area” (SNA) is an undisturbed or relatively undisturbed site which, because of its features, has value to society and ecosystems worth protecting, but which are susceptible to disturbance. “serviced land” means land that has been serviced with municipal sewer and/or water services. “setback” means the perpendicular distance as measured between that part of a building nearest to the front, side, or rear property line of the building site. “water quality monitoring program” means a program to collect and analyze samples to monitor physical and chemical changes in water quality. The Surface Water Quality Guidelines for Use in Alberta (Alberta Environment, 1999) should be used as a guide.
1.10 Plan Organization
Sturgeon County and the City of St. Albert Intermunicipal Development Plan has been organized into four sections.
1.0 INTRODUCTION includes the purpose and background, description of the Plan area, enabling legislation, guiding principles, description of the planning and community consultation process and a set of definitions.
2.0 POLICY FRAMEWORK contains a series of objectives and policies adopted by Sturgeon County and the City of St. Albert relating to economic development; environmental management; commercial; industrial/business park development; public and institutional uses; parks, leisure, open space and trails; transportation, servicing infrastructure and utilities; and community and emergency services.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (9)
3.0 POLICY AREAS organizes the IDP area into ten (10) geographical planning areas and provides land use and policy recommendations for each.
4.0 IMPLEMENTATION establishes the Intermunicipal Development Plan Committee as an oversight group for the implementation of the IDP; outlines requirements for area structure plans within the IDP area; describes the plan administration, review, amend and repeal policies; confirms a referral and circulation and referral process; outlines a process for resolving intermunicipal disputes; and lastly, sets out policies related to establishing urban growth boundaries.
A Background Report was prepared and released in October 2000 and a number of technical papers were prepared during the IDP planning process. These are intended to be used as working papers and do not form part of the Sturgeon County and the City of St. Albert Intermunicipal Development Plan to be adopted by bylaw by the two Municipal Councils.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (10)
2.0 POLICY FRAMEWORK
2.1 Economic Development
Overview
Policies of both municipalities recognize the mutual benefits in coordinating land use and promoting economic development within the IDP area. Having a sufficient land base to accommodate future development; access and available servicing; and established policies and approval procedures are important prerequisites for effective economic development. Through discussions between the two Municipalities, it was determined that it would also be beneficial to cooperate, if possible, with the Town of Morinville in collaborative business recruitment and marketing efforts.
Objectives
Objectives relating to Economic Development include to:
• maintain an adequate supply of land. • cooperate in pursuing mutually beneficial marketing and business recruitment efforts. • cooperate in the promotion, development, and enhancement of tourist attractions (e.g. local history), and infrastructure in order to increase tourism visitations and expenditures.
Policies
Key Phrases Policy Statements
2.1.1 Sufficient Land Supply Sturgeon County and the City of St. Albert will work together to provide an adequate inventory of suitable lands to attract a broad range of business and appropriate industry.
2.1.2 Cooperate with the Town of Sturgeon County and the City of St. Albert will initiate discussions Morinville with the Town of Morinville to explore the potential to work together to develop and implement a mutually beneficial marketing and business recruitment strategy.
2.1.3 Tourism Development Sturgeon County and the City of St. Albert will cooperate in the development and enhancement of tourist attractions (e.g. local history), and infrastructure in order to increase tourism attractions and visitations.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (11)
2.2 Environmental Management
Overview
Carrot Creek and the Sturgeon River are the predominant natural features within the IDP area and should be protected as a natural area and integrated as a ‘greenway’ in future development. There are also a number of other tree stands and wetlands which should be protected, if possible. Refer to Map 3 – Natural Features. Notwithstanding this, it is recognized that regular maintenance and public works activity may be necessary to ensure sustainability of this resource.
There are a number of environmental concerns related to oil and gas activity in the IDP area. Policies will be needed to harmonize oil and gas activity with future urban development within the IDP area. Issues to be addressed include efficient land use strategies such as common pipeline corridors and end of life considerations such as decommissioning, reclamation and end use.
As part of the environmental management plan, a drainage watershed plan will provide a framework for the storage and conveyance of stormwater within the watershed (See Policy 2.11.5). When conducted in conjunction with the watershed plan, an environmental assessment will study the effects of drainage facilities and urban development on the ecosystem and will suggest mitigative strategies to reduce the environmental effects. As the watershed develops and becomes more urbanized, a water quality monitoring program is a useful tool to establish benchmark levels and track changes in water quality over time.
Objectives
Objectives related to environmental management include to:
• cooperate where feasible in the protection and integration of natural areas into future development. • cooperate where possible in integrating Carrot Creek and Sturgeon River as greenways that can be used for passive recreation purposes, wildlife corridors, and stormwater management. • mitigate against impacts resulting from resource development.
Policies
Key Phrases Policy Statements
2.2.1 Drainage Watershed Plan In conjunction with the development of a drainage watershed plan for the entire IDP area including Carrot Creek establish sustainable release rates for stormwater management facilities and stormwater quality and quantity:
a) undertake an Environmental Assessment to assess the effects of drainage facilities and urban development on the: i.) receiving water course (Carrot Creek) and Big Lake, in terms of hydrology and water quality changes; and ii.) linear natural area of Carrot Creek, in terms of wildlife and vegetation.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (12)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (13)
b) undertake a water quality monitoring program for Carrot Creek, to establish benchmarks and track water quality changes as a result of urbanization in the watershed. Refer to Policies 2.11.4 and 2.11.5 for reference to drainage and watershed planning.
2.2.2 Natural Areas Assessment As part of the preparation of area structure plan(s) protect natural areas, where feasible , by: a) Undertaking a review of environmentally significant areas (ESAs) and sensitive natural areas (SNAs) for identification of significance, sensitivity, intrinsic value and the value to future urban development; b) Protecting provincially and regionally significant natural areas and locally significant, sustainable areas in accordance with policies in the St. Albert Municipal Development Plan Bylaw 4/2000; and c) Undertaking a habitat/landscape assessment to determine the value and significance of wetland areas. Developing a strategy to conserve and manage wetland areas. Identifying opportunities for the integration of wetlands into the stormwater management system as part of the area structure plan process as soon as possible.
2.2.3 Environmental Reserves Require subdivision applicants to dedicate, as environmental reserve, all lands in an area to be subdivided that can be defined as environmental reserve in accordance with the provisions of the Municipal Government Act. These lands are to be identified at the area structure plan stage. In some instances the approving authority may consider conservation easements in place of environmental reserves.
2.2.4 Hazard Lands Not allow development in areas that are prone to flooding, erosion, landslides, subsidence, or any natural or human induced hazards. Development on or in proximity to steep escarpments, steep or unstable slopes may be considered only if recommended by a geotechnical study prepared by a qualified professional and if adequate setbacks are provided to the satisfaction of the approving authorities.
2.2.5 Setbacks from Carrot Creek Require a 50 metre wide lot setback from the Carrot Creek Shoreland shoreland (i.e. flood plain plus adjacent riverbank) to protect the riparian area and provide adequate space for trail development.
2.2.6 Environmental Policies for Require plans of subdivision and development along the Sturgeon Development Along the River within the Sturgeon Valley Area Structure Plan area to Sturgeon River comply with policies contained in the Sturgeon Valley Area Structure Plan Bylaw #882/99.
2.2.7 Utility Pipeline Corridors Encourage energy and utility companies to reclaim abandoned pipelines, well sites, and other installations to protect public health and safety and avoid fragmentation of land.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (14)
2.3 General Land Uses
Overview
The Provincial Land Use Regulations encourage “adjoining municipalities to cooperate in the planning of future land uses in the vicinity of boundaries (fringe areas) respecting the interests of both municipalities or in a manner that does not inhibit appropriate long term use or unduly interfere with the continuation of existing uses”.
For the most part, the IDP area is currently in an agriculture use with some resource-related (oil and gas) development. Two intensive livestock operations are located within the IDP area and one immediately adjacent to it. To the east of Highway 2, and adjacent to the boundary of St. Albert, is a proposed site of a Lutheran Church and school. The Alliance Church is sited on the north side of Secondary Highway 633 (Villeneuve Road) and the Christ Community Church is located north of Coal Mine Road adjacent to the Erin Ridge neighbourhood. An industrial park is located around the St. Albert Airport.
Map 4 – Proposed Future Land Use Concept indicates desirable future land use patterns within the IDP area based upon ensuring compatible land use, future arterial network, and logical and economical areas to service with water, sewer, and storm. The “Proposed Future Land Use Concept” is not meant to indicate adjustments to urban growth boundaries. The criteria for annexation is addressed as a separate Policy 4.6.4 Criteria for Annexation and Proposed Urban Expansion Areas are shown on Map 11.
Objectives
Objectives with regard to general land use include to:
• promote a pattern of orderly and compatible land use within the IDP area. • coordinate land uses in a manner that does not adversely affect orderly and efficient expansion of the City of St. Albert. • neither inhibit nor preclude long-term land uses or unduly interfere with the continuation of existing uses.
Policy
Key Phrase Policy Statement
2.3.1 Proposed Future Land Use Map 4 – Proposed Future Land Use Concept will act as a guide in Concept determining general future land use patterns within the IDP area. The map is conceptual and detailed land uses will be determined through specific area structure plans to be prepared and approved prior to consideration of applications for plans of subdivision and redistricting.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (15)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (16)
2.4 Agriculture
Overview
The IDP area contains predominantly agriculture land uses. The Sturgeon County Municipal Development Plan advocates the preservation of productive agricultural land. Sturgeon County’s Land Use Bylaw also sets out Minimum Distance Separation (MDS) policies from Intensive Livestock Operations (ILOs). It is the intention of the IDP that extensive agricultural uses continue and be allowed to expand pending preparation of area structure plans and/or future urban development on a staged basis.
Objectives
Objectives regarding agriculture land use include to:
• avoid the premature subdivision and conversion of agricultural land. • reduce conflict between agriculture and other land uses, particularly intensive livestock operations. • consider the impact of provincial and federal legislation on policies regarding agriculture uses.
Policies
Key Phrases Policy Statements
2.4.1 Premature Subdivision of Provide for the orderly, economic and beneficial development Agricultural Lands through the area structure plan process to avoid premature subdivision of productive agricultural lands consistent with the policies in the Sturgeon County Municipal Development Plan.
2.4.2 Intensive Livestock New intensive livestock operations or the expansion of existing Operations (ILOs) intensive livestock operations shall not be allowed within the IDP area.
2.4.3 Minimum Distance Subdivision and development of non-agricultural uses need to Separation (MDS) consider the Minimum Distance Separation (MDS) policies contained in the Sturgeon County Land Use Bylaw as may be amended from time to time during the preparation of area structure plans.
2.4.4 Subdivision of a Quarter Subdivision of three parcels out of a quarter section will still be Section permitted at the discretion of Sturgeon County in accordance with policies within the Sturgeon County Municipal Development Plan Bylaw #818/96 and Land Use Bylaw #819/96.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (17)
2.5 Residential
Overview
Currently most residential development within the IDP area is predominantly in the form of farmsteads. Given the current absorption rate of lots within the City of St. Albert, there is only a 10 – 14 year supply of land available within the existing boundaries of St. Albert. Future areas have been designated for residential expansion at urban densities within the IDP area. Refer to Map 4 – Proposed Future Land Use Concept.
Objectives
Objectives relating to residential development are to:
• identify areas appropriate for residential expansion at urban densities as provided for in an adopted area structure plan. • allow for replacement of existing dwellings.
Policies
Key Phrases Policy Statements
2.5.1 Need for Area Structure No new multi-lot residential subdivisions or development will be Plans allowed without an adopted area structure plan pursuant to Section 633 of the Municipal Government Act.
2.5.2 Servicing Standards Urban residential development shall be connected to sewer, water and storm systems developed to an urban standard acceptable to the City of St. Albert.
2.5.3 Residential Development – Areas suitable for residential development at urban densities are Urban Densities shown conceptually on Map 4 – Proposed Future Land Use Concept.
2.5.4 Replacement and Upgrading The replacement or upgrading of an existing residential unit may of Existing Residences be allowed in accordance with the provisions of the applicable Municipal Development Plan and/or Land Use Bylaw. A replacement residential unit needs to be of the same type of residential unit as existed prior to displacement (e.g. single detached dwelling).
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (18)
2.6 Commercial
Overview
Opportunities exist for highway-related commercial development along Highway 2 north of the City of St. Albert. Potential also exists for commercial and mixed-use development at the intersections of major transportation arteries.
Objectives
Objectives relating to commercial development are to:
• cooperate in promoting commercial development along the Highway 2 Corridor north of the City of St. Albert. • require the preparation and adoption of area structure plans to provide a framework for future commercial subdivisions and developments. • cooperate in providing the necessary servicing and infrastructure to support commercial development along the Highway 2 Corridor. • allow for cost and municipal property tax sharing arrangements between Sturgeon County and the City of St. Albert. • develop and adopt consistent design guidelines to ensure aesthetic development along the Highway 2 Corridor.
Policies Key Phrases Policy Statements
2.6.1 Commercial Development Sturgeon County and the City of St. Albert will consider future Along Highway 2 Corridor commercial development along either side of the Highway 2 Corridor north of the present City of St. Albert limits to Township Road 544. Refer to Map 4 – Proposed Future Land Use Concept.
2.6.2 Need for Area Structure Plan The preparation and adoption of an area structure plan pursuant for Commercial to the Municipal Government Act is required prior to rendering a Development decision on subdivision and development applications to ensure orderly, compatible and beneficial development.
2.6.3 Cost and Municipal Property In order to facilitate mutually beneficial commercial development, Tax Sharing for Commercial cost and municipal property tax sharing agreements may be Development negotiated. Any agreement will be negotiated in a manner that is fair, equitable, and beneficial to both Municipalities.
2.6.4 Design Guidelines for Sturgeon County and the City of St. Albert should cooperate in Highway 2 Gateway preparing design guidelines to ensure public and private development along the Highway 2 Corridor is of a high quality and aesthetically pleasing given the role of Highway 2 as the gateway to the two Municipalities. These design guidelines should address architectural treatments, setbacks, berming, screening of parking and yard storage, access management, landscaping, and signage.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (19)
2.6.5 The City of St. Albert will consider future commercial development in the area south of Villeneuve Road and west of the North Ridge neighbourhood within the City of St. Albert. The development in this area may include several commercial sports facilities. Refer to Map 4 – Proposed Future Land Use Concept.
2.7 Industrial/Business Park Development
Overview
St. Albert has both the Campbell and Riel Business Parks which require full municipal services. The St. Albert Airport Industrial Park is located in the IDP area and is being developed as a rural or ‘dry’ (no sewer or water) industrial park to accommodate industries that require larger sites and yard storage. Opportunities exist between Sturgeon County and the City of St. Albert to pursue complementary industrial/business park development opportunities.
Objectives
Objectives related to industrial and business park development include to:
• continue to promote and develop the Campbell and Riel Business Parks. • support complementary development of the St. Albert Airport Industrial Park. • identify other industrial/business development opportunities that would complement and be mutually beneficial to both Municipalities. • ensure that industrial areas are developed in an orderly and efficient way without creating land use conflicts with surrounding land uses.
Policies Key Phrases Policy Statements
2.7.1 Expansion of St. Albert Support the development and expansion of the St. Albert Airport Airport Industrial Park Industrial Park at a rural industrial standard to accommodate industrial and business uses that require larger sites for yard storage and to meet the performance standards for industrial/business development within the Riel and Campbell Business Parks. Refer to Map 4 – Proposed Future Land Use Concept.
2.7.2 Requirement for Area Prepare and adopt an area structure plan pursuant to the Structure Plans for Municipal Government Act prior to allowing further expansion of Business/Industrial the St. Albert Airport Industrial Park. Development
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (20)
2.7.4 Future Business Park – S of The City of St. Albert will consider the future development of a Villeneuve Road and W of business park in the area immediately south of Villeneuve Road North Ridge neighbourhood and west of the North Ridge neighbourhood within the City of St. Albert. Refer to Map 4 – Proposed Future Land Use Concept.
2.7.5 Future Industrial and The City of St. Albert will consider the future development of Employment Lands – industrial uses in the area immediately east of Carrot Creek Between Old McKenney between Old McKenney Avenue as its north boundary and Avenue and Meadowview Meadowview Drive on its south boundary. Refer to Map 4 – Drive Proposed Future Land Use Concept.
2.8 Public and Institutional Uses
Overview
The Alliance Church is situated on Secondary Road 633 (Villeneuve Road) and the Lutheran Church and Christ Community Church have purchased a development site on the east side of Highway 2, immediately north of the City of St. Albert’s boundaries. Also as the IDP area develops, particularly for residential uses, there will be requirement for sites for schools and other community facilities.
Objectives
Objectives regarding public and institutional uses are to:
• identify appropriate locations for public and institutional uses within area structure plans. • appropriately site uses in such a way that they are easily accessible and mitigate against any negative impacts on adjacent land uses in terms of increased traffic and parking.
Policies Key Phrases Policy Statements
2.8.1 Places of Religious The need for places of religious assembly shall be addressed Assembly within area structure plans and if required, should be located where possible, on corner sites along collector roadways and arterial roadways and on sites with adequate parking.
2.8.2 Institutional Uses - General Other public and institutional uses where possible should be identified as part of the area structure plan process and integrated into the planning area in a manner that is compatible with surrounding land uses and minimizes impacts related to traffic, parking, and noise.
2.9 Parks, Leisure, Open Space and Trails
Overview
There are no formal parks spaces or trail development within the IDP area with the exception of River Lot 56. The natural areas associated with Carrot Creek and the Sturgeon River have good potential for
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (21)
‘greenways’ which could provide for passive recreation use, trail development, and stormwater management. When certain lands within the IDP area are developed as residential neighbourhoods, refer to Map 5 – Proposed Future Parks, Trails and Open Space Network, the siting and dedication of parks and school sites are important considerations. If any subdivision applications are received and approved for such lands, in the meantime, it is important that requirements for municipal reserve are deferred and taken at a later date.
The City of St. Albert has preliminary plans for a new Leisure Centre. Examples exist where other communities have developed these through public-private and intermunicipal partnerships. A similar opportunity exists between Sturgeon County and the City of St. Albert.
Objectives
Objectives related to parks, leisure, open space and trails include to:
• create intermunicipal greenways along the Sturgeon River and Carrot Creek. • cooperate in developing a regional trail network that builds on the existing network developed as part of the Red Willow Park system in St. Albert. • explore possible intermunicipal and public/private partnerships in the development of a new Leisure Centre. • ensure that provisions are made for the deferral of municipal reserves to ensure adequate lands are dedicated for municipal reserve purposes at the time subdivision takes place at urban densities.
Policies
Key Phrases Policy Statements
2.9.1 Carrot Creek Greenway a) Acquire lands through environmental and municipal reserve dedication along Carrot Creek for a multipurpose greenway through the area structure plan preparation and subdivision approval process.
b) Greenways are linear natural corridors that are connected to each other, and provide multiple benefits including: • protecting the flood plain and providing drainage conveyance and storage facilities; • conserving natural riparian environments as a community amenity; • enhancing the quality of life and community health; • providing economic benefit including reduced infrastructure and servicing costs and enhanced land value.
c) Wherever feasible, integrate and link to the Carrot Creek Greenway sustainable natural areas and existing parks and open space systems, in accordance with policies in the St. Albert Municipal Development Plan Bylaw 4/2000.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (22)
2.9.2 Sturgeon River Preserve and protect the Sturgeon River Valley Corridor in Greenway/Extension of Red accordance with the Red Willow Park Urban Master Plan and the Willow Park Sturgeon Valley Area Structure Plan Bylaw 882/99. Maintain and extend the Red Willow Park Corridor for passive recreational development along both banks of the Sturgeon River and the corridor to River Lot 56, in accordance with policies in the St. Albert Municipal Development Plan Bylaw 4/2000.
2.9.3 Intermunicipal Trail Work with the Edmonton Regional Trails Initiative to develop a Development system of trails to link with Red Willow Park, the Carrot Creek Natural Area and other parts of the St. Albert - Sturgeon Valley area, in accordance with provisions in the Sturgeon Valley Area Structure Plan Bylaw 882/99. Potential intermunicipal trail alignments are shown conceptually on Map 5 – Proposed Future Parks, Trails, and Open Space Network.
2.9.4 River Lot 56 Sturgeon County and the City of St. Albert should work with the Province of Alberta and the River Lot 56 Society to ensure that River Lot 56 is protected as a natural area and appropriate public access is maintained, in accordance with policies in the St. Albert Municipal Development Plan Bylaw 4/2000 and the Sturgeon Valley Area Structure Plan Bylaw #882/99.
2.9.5 Leisure Centre Sturgeon County and the City of St. Albert may consider partnering with the private sector in the development of a new Leisure Centre where such a facility would mutually benefit both the City of St. Albert and Sturgeon County residents. A possible location for a potential Leisure Centre could be within the IDP area.
2.9.6 Municipal Reserve In order to have adequate and well located parks and school sites Requirements in areas designated for future residential uses and develop urban densities as shown conceptually on Map 4 – Proposed Future Land Use Concept, it is proposed that the dedication of the reserve is deferred through a deferred reserve caveat until after an area structure plan is prepared and adopted and/or the area(s) is annexed by the City of St. Albert.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (23)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (24)
2.10 Transportation
Overview
The IDP provides the opportunity to better coordinate transportation networks and improvements between the two municipalities. Sturgeon County has been represented on the Steering Committee for St. Albert’s Transportation Plan Update.
Key parts of the existing roadway network include:
• Highway 2 • Highway 37 • Secondary Highway 633 (Villeneuve Road) • Township Road 544 • Meadowview Drive • Coal Mine Road • McKenney Avenue • Bellerose Drive • Sturgeon Road
Future planned roadways include:
• West Regional Road (Ray Gibbon Drive) • East St. Albert Arterial
Map 6 – Proposed Future Transportation Network conceptually shows possible future roadway extensions within the IDP area.
Objectives
Objectives related to transportation are to:
• provide efficient, effective and functional links that provide for present and future transportation needs for the IDP area. • identify a potential roadway hierarchy to provide guidance for the preparation of future area structure plans. • develop access management guidelines to balance the needs of further commercial expansion and free flow of traffic along Highway 2.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (25)
Policies Key Phrases Policy Statements
2.10.1 Proposed Extensions to Map 6 – Proposed Future Transportation Network conceptually the Transportation System shows the existing and possible future arterial roadways within St. Albert and the IDP area. Specific alignments and development standards are to be determined at the functional planning stage.
2.10.2 Access Management Development planning within the IDP area shall recognize that Along Highway 2 Highway 2 is a high-standard roadway, but also that it is in transition from an expressway (north of Highway 37) to an urban arterial (south of Villeneuve Road). Approval of any development planning along Highway 2 shall be based on approval of an associated transportation impact assessment establishing, among other things, appropriate access locations and configurations along Highway 2 and alternative access options. The transportation impact assessment will require the approval of Sturgeon County, City of St. Albert, and Alberta Infrastructure.
Development planning shall ensure consistency between development objectives on either side of Highway 2, and that jointly-used accesses are implemented wherever possible, thus minimizing the total number of access locations along Highway 2 as follows:
a) All-directional access to development along Highway 2 shall be limited to: approximately 800 metres spacing for the first section of land south of Township Road 544; and approximately 400 metres spacing for the remainder of Highway 2 south to Villeneuve Road; b) Additional access to development along Highway 2 may be granted via service roads and/or a limited number of right-in and/or right-out and/or left-in accesses; and c) To provide access options other than Highway 2, an arterial road network shall be implemented consistent with Map 6 – Proposed Future Transportation Network, forming a grid along existing section lines with roads spaced approximately 1600 metres apart.
2.10.3 Intermunicipal Current practices of integrated transportation planning between Transportation Planning the City of St. Albert and Sturgeon County shall be formalized and enhanced as appropriate. Sturgeon County and the City of St. Albert shall continue to seek and provide representation to administrative, technical, and steering committees for transportation initiatives with potential overlapping impact on the IDP area.
2.10.4 Meadowview Drive The boundary of the IDP area shall be amended to conform to any future changes in the alignment of Meadowview Drive, which is expected to be re-defined during or subsequent to the preparation of a functional plan for the West Regional Road (Ray Gibbon Drive) within the City of St. Albert.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (26)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (27)
2.11 Servicing, Infrastructure and Utilities
Overview
The IDP area is currently serviced at a rural standard with either water wells or cisterns and private sewage disposal systems. With the potential for future residential and commercial development, there will be a demand for the extension of municipal piped sewer and water systems. Also as development at urban densities occurs there will be a need for more sophisticated stormwater management to handle peak flows and maintain water quality.
As part of the preparation of this IDP, Stantec was commissioned to develop servicing concepts for water, sanitary and storm and order of magnitude costs.
Objectives
Objectives relating to servicing, infrastructure and utilities include to:
• determine appropriate servicing standards within the IDP area. • provide for the orderly and cost-effective extension of servicing (water, sanitary, storm) into the IDP area. • identify potential strategies and standards for stormwater management to reflect best management practices to control peak flow rates and water quality. • develop servicing concepts that can be used as a basis for developing more detailed servicing master plans at the area structure plan stage.
Policies
Key Phrases Policy Statements
2.11.1 Servicing Standards Engineering standards shall be developed and implemented to govern minimum servicing requirements in the IDP area.
2.11.2 Extension of Water Provision of water servicing should be provided at an appropriate level Distribution System in the IDP area. A conceptual plan is presented in Map 7 – Proposed Future Water Transmission System. This can be used as a guide for future planning. Water supply for the area is subject to ongoing negotiation with St Albert, Sturgeon County, the Town of Morinville and Epcor.
The configuration should be examined within an area master plan to determine optimal dedicated supply mains, reservoir siting and transmission main alignments.
2.11.3 Extension of Sanitary Provision of sanitary servicing should be provided at an appropriate Collection System level in the IDP area. A conceptual plan is presented on Map 8 – Proposed Future Sanitary System. This can be used as a guide for future planning. The configuration should be examined within an area master plan to determine optimal trunk main alignments and potential equalization storage facilities.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (28)
2.11.4 Stormwater Provisions should be made to control stormwater runoff to Management System predevelopment rates. The use of stormwater management facilities to control water quantity and quality should be pursued. The number of stormwater management facilities in the IDP area should be minimized in order to control ongoing operational and maintenance costs and consumption of developable lands. Refer to Map 9 – Proposed Future Storm System.
2.11.5 Environmental Best management practices should be utilized as measures to control Management Related to stormwater quality. Incorporation of stormwater management facilities Stormwater Drainage with natural areas may benefit the area as a whole. Existing water bodies could be utilized or integrated into the stormwater management plan. An environmental assessment should be conducted prior to the preparation of an area structure plan. Refer to policy 2.2.1.
2.11.6 Staging of Servicing Staging of infrastructure is to take place in logical sequence. Staged Extensions construction of infrastructure can occur to minimize total upfront capital investment. The master plans should address staging and implementation of sanitary, water, and storm infrastructure. This should examine the supply and distribution aspects and realize any potential synergies within the surrounding area. Strategically planned upgrades with the City of St. Albert and Sturgeon County should consider the IDP area. Cost recoveries should be realized within a reasonable time frame, as the investment risk assumed by the Municipalities will increase with time.
2.11.7 Morinville Water Supply Ongoing negotiations with the Town of Morinville will be required in Line order to utilize supply capacity within the Morinville Water Supply Line.
2.11.8 Alberta Capital Region Ongoing negotiations in terms of level of service, rates, and Wastewater Commission development sharing need to be addressed with Alberta Capital (ACRWC) Region Wastewater Commission (ACRWC). Further study will be required to resolve these issues.
2.11.9 Development Levies Development levies shall be determined to recover the cost of required municipal infrastructure. Further study will be required to determine sustainable development levy charges for the IDP area. The cost of development should not directly impact the existing residents of the City of St Albert or Sturgeon County. The rate structure of the utilities may need to be examined in conjunction with the development levy process.
2.11.10 Franchise Utilities Private service companies can provide franchise utilities (gas, power, telephone and cable) to the IDP area. These service providers should be notified of long term planning to ensure continuity in service delivery.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (29)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (30)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (31)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (32)
2.12 Community and Emergency Services
Overview
Emergency services such as police, fire and ambulance are provided to the IDP area population on a cooperative basis between Sturgeon County, the City of St. Albert and other neighbouring municipalities. As more development takes place within the IDP area demands for increased services will occur. Also impacted are community services such as health, recreation, cultural, and social services, many of which are located within, or provided by, the City of St. Albert.
Objectives
Objectives related to community and emergency services include to:
• continue cooperation between the two municipalities and neighbouring municipalities, other agencies and non-governmental agencies to determine cost-effective ways of delivering community emergency services. • where appropriate, enter into cost-sharing agreement for the provision of recreation and other community services. • work together to ensure an optimal level of community and emergency services.
Policies
Key Phrases Policy Statements
2.12.1 Emergency and Sturgeon County and the City of St. Albert will continue to work Protective Services together with other agencies to ensure the provision of emergency and protective services that are responsive to continued growth and development in the IDP area.
2.12.2 Cooperative Delivery of Sturgeon County and the City of St. Albert will continue to Managed Services cooperate between themselves and with neighbouring municipalities and other agencies to explore cost-effective ways of delivering municipal services, recreation services, and recreational facilities in ways that benefit both County and City of St. Albert residents.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (33)
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Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (34)
3.0 POLICY AREAS
Map 10 – Policy Areas is meant to describe the desired future land uses and other considerations for the preparation of area structure plans. Future generalized land use designations for commercial, urban, residential, mixed-use, and greenways apply to land that may be annexed to the City of St. Albert. Rural industrial, agriculture and greenway designations apply to lands within Sturgeon County. These future land use designations are not land use districts (zoning) under the respective Land Use Bylaws of the two municipalities.. The future for annexation is addressed as a separate Policy 4.6.4 Criteria for Annexation and Map 11 – Proposed Urban Expansion Areas.
3.1 A. Highway 2 Commercial Corridor
This is the area on both sides of Highway 2 from the present north corporate limits of the City of St. Albert to Township Road 544. The intent is to have this Corridor developed for commercial (retail business and service uses) on a staged basis consistent with the policies of this IDP.
Policies
Policy Statements
3.1.1 Prior to the approval of any subdivision or development, a developer(s) must prepare, and have approved, an area structure plan.
3.1.2 The area shown for Commercial Corridor development on Map 4 – Proposed Future Land Use Concept is conceptual and the appropriate depth of lots for commercial development will be determined through the area structure plan process.
3.1.3 Sturgeon County and the City of St. Albert agree to continued commercial development at an urban standard along the Highway 2 Corridor in an orderly and staged manner. As the need for such commercial expansion occurs and municipal services (water, sewer, and storm) need to be extended an agreement to annex such lands to the City of St. Albert would be negotiated.
3.1.4 Plans of subdivision and development must comply with policies 2.6.4 Design Guidelines for Highway Gateway and 2.10.2 Access Management Along Highway 2.
3.2 B. East Side Residential
This is the area on the east side of Highway 2, east of the Commercial Corridor from the north corporate limits of St. Albert to Township Road 544 and west of the Sturgeon Valley ASP area. The intent is to have this area develop as residential neighbourhoods at urban densities with a range of housing choice and support amenities such as parks, open space, school site(s), and convenience retail.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (35)
Policy Statements
3.2.2 The area structure plan needs to address the issue of Minimum Distance Separation (MDS) from nearby Intensive Livestock Operations (ILOs).
3.2.3 A portion of these lands is shown as institutional to recognize property of King of Kings Lutheran Church.
3.2.1 Prior to the approval of any subdivision or development, a developer(s) must prepare, and have approved, an area structure plan.
3.3 C. Sturgeon Valley ASP Area
This is a portion of the area currently part of the Sturgeon Valley ASP area including River Lot 56. A large portion of the area is within the Sturgeon River Flood Plain. Future development of non-agriculture uses would require an amendment to the Sturgeon Valley Area Structure Plan Bylaw.
Policy Statements
3.3.1 Subdivision and development within this policy area is governed by the Sturgeon Valley Area Structure Plan Bylaw #882/99 as may be amended from time to time.
3.3.2 Development of the area for non-agriculture uses would require an amendment to the Sturgeon Valley Area Structure Plan Bylaw #882/99 in accordance with policy 6.11.4 within the Sturgeon Valley ASP and community consultation.
3.4 D. West of Highway 2 Corridor Mixed-Use
This is the area on the west side of Highway 2, west of the Commercial Corridor, north of Villeneuve Road to Township Road 544. The intent of the mixed-use designation is to provide for the flexibility of having these lands develop for a compatible mix of commercial, business land uses and residential neighbourhoods at urban densities with a range of housing choice and support amenities such as parks, open space, school site(s) and retail.
Policy Statements
3.4.1 Prior to the approval of any subdivision or development, a developer(s) must prepare and have approved, an area structure plan.
3.4.2 Multi-lot subdivisions will not be allowed within this area prior to annexation to the City of St. Albert and the orderly provision of municipal services.
3.5 E. Mixed Use West
This is the area within the existing corporate limits of St. Albert to the east side of Carrot Creek between Villeneuve Road as its north boundary and the existing Old McKenney Avenue on its south boundary. Carrot Creek provides for the potential development of a north-south multi-purpose greenway within the area. It is envisioned the area would likely develop from south to north as wastewater servicing can logically be provided to the area. The intent of the mixed-use designation is to provide for the flexibility of having these lands develop as a compatible mix of commercial, employment land uses, and residential neighbourhoods at urban densities with a range of housing choice and support amenities such as parks, open space, school sites and retail.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (36)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (37)
Policy Statements
3.5.1 Prior to the approval of any subdivision or development, a developer(s) must prepare, and have approved, an area structure plan.
3.5.2 Integration of a Carrot Creek Greenway in keeping with Policy 2.9.1 Carrot Creek Greenway is an integral part of the preparation of an area structure plan.
3.5.3 Future mixed-use development in this area shall include a compatible mix of commercial, employment land uses, and residential neighbourhoods at urban densities with a range of housing choice and support amenities such as parks, open space, school sites and retail.”
3.6 F. West of Carrot Creek
This is the area west of Carrot Creek between Meadowview Drive and Villeneuve Road east of Range Road 261. The intent is to have this area remain as extensive agriculture.
Policy Statements
3.6.1 Subdivision and land use within this area shall be governed through the provisions of the Sturgeon County Municipal Development Plan Bylaw #818-96 and the Sturgeon County Land Use Bylaw #819-96.
3.6.2 Prior to the approval of any subdivision or development, a developer(s) must prepare, and have approved, an area structure plan.
3.6.3 Given the environmentally sensitive nature of this area, a geotechnical study needs to be conducted during the area structure plan process in keeping with Policy 2.2.4 Hazard Lands of this IDP.
3.7 G. Carrot Creek and Sturgeon River Greenways
These are two important watersheds within the IDP area that drain into Big Lake. The intent is to preserve and protect these environmentally sensitive areas as multi-purpose greenways. This also includes River Lot 56 (Provincial Natural Area).
Policy Statements
3.7.1 In the preparation of area structure plan(s) protect and preserve these greenway corridors through environmental reserve and municipal reserve dedication, and other means in keeping with Policies 2.9.1 Carrot Creek Greenway and 2.9.2 Sturgeon River Greenway/Extension of Red Willow Park.
3.7.2 In the preparation of area structure plan(s) integrate trail connections to complete regional trail systems in keeping with Policy 2.9.3 Intermunicipal Trail Development.
3.7.3 Require adequate building setbacks from Carrot Creek and the Sturgeon River in keeping with Policies 2.2.5 Setbacks from Carrot Creek Shoreland and 2.2.6 Environmental Policies for Development Along the Sturgeon River.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (38)
3.8 H. Rural Industrial – St. Albert Airport
This is the area developing as a dry industrial park around the St. Albert Airport, excluding Northern Lights Estates, noted as Lots 2 and 3 Plan 972 4236 (Part NW 24-54-26-W4M) which will be serviced by municipal water and sewer servicing as outlined in Policy 2.7.3. The intent is to have this area, excluding Northern Lights Estates, continue to develop as a dry or partially serviced industrial park to accommodate industrial uses on larger, partially serviced sites requiring yard storage. Any limitations on development posed by continued operations of the St. Albert Airport need to be considered.
Policy Statements
3.8.1 Prior to allowing further expansion, subdivision and development, a developer(s) must prepare, and have adopted, an area structure plan.
3.8.2(a) As a condition of subdivision approval, a buffer providing adequate separation space and screening needs to be provided between the Rural Industrial – St. Albert Airport area and Intermunicipal Fringe – as shown conceptually on Map 4 – Proposed Future Land Use Concept. The proposed location and standard for construction of the buffer needs to be identified in the area structure plan(s).
3.8.2(b) Section 3.8.2(a) is not applicable to the Northern Lights Estates subdivision, noted as Lots 2 and 3 Plan 972 4236 (Part NW 24-54-26-W4M) which is regulated by the policies and guidelines identified in the Northern Lights Estates Area Structure Plan Bylaw 1039/04.
3.8.3 The feasibility of servicing the Rural Industrial – St. Albert Airport with a piped water distribution system to Sturgeon County’s satisfaction will be determined during the area structure plan stage.
3.8.4 There is a need to upgrade Township Road 544 to an arterial standard to accommodate additional traffic to the St. Albert Airport Industrial Park. Developers of the St. Albert Industrial Park shall contribute to the cost of these roadway upgrades.
3.9 I. Special Planning Area – Mixed Use Residential/Owner-Operator Business
This area, located southwest of the St. Albert Airport, accommodates both residential development and owner-operator business uses, ensuring such uses are compatible and serviced by municipal sewer and water services. The area allows residential development, but specifically requires owner-operator business uses to be developed in association with these residences on the majority (51%) of the lots created.
Policy Statements
3.9.1 Prior to allowing development in this area, a developer(s) must prepare, and have adopted, an area structure plan..
3.9.2 In the preparation of the area structure plan(s), both the layout and marketing of the subdivision will group lots based on land use with particular emphasis on the nature and intensity of the owner-operator business component of the lot(s).
3.9.3 This area will not allow business uses that cause impacts on adjacent properties by way of excessive noise, unsightly visual impact, glare, odours, wind-blown particulates, etc.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (39)
3.9.4 In the preparation of the area structure plan(s), this area will be required to be serviced by municipal water and sewer systems. The sanitary sewer servicing, including sanitary outfall, will not be sized for, nor utilized by, any other future adjacent development.
3.9.5 The development of this area will not facilitate, nor be used as, a rationale for additional and similar development or country residential development on adjacent lands.
3.10 J. Future Industrial and Employment Lands
This is the area within the existing west corporate limits of the City of St. Albert and to the east side of Carrot Creek between Old McKenney Avenue as its north boundary and the existing Meadowview Drive on its south boundary. The intent is to have this area developed to fully serviced employment centers and industrial land uses.
Policy Statements
3.10.1 Prior to the approval of any subdivision or development, a developer(s) must prepare, and have approved, an area structure plan.
3.10.2 The feasibility of providing municipal servicing, or alternative servicing, to this area shall be addressed at the area structure plan stage.
3.10.3 Integration of a Carrot Creek Greenway in keeping with Policy 2.9.1 Carrot Creek Greenway, is an integral part of the preparation of an area structure plan.
3.10.4 Given the importance of the Big Lake Conservation Natural Area, maintenance of water quality is important, in keeping with Policy 2.11.5 Environmental Management Related to Stormwater Drainage. Refer to Policy 2.2.4 and Policy 2.11.4.
3.10.5 There is a need to upgrade Old McKenney Avenue, Meadowview Drive, and Range Road 260 to an arterial standard to accommodate the anticipated additional traffic to the area. Developers of this industrial area shall contribute to the cost of these roadway upgrades as prescribed in relevant City’s bylaws.”
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (40)
4.0 PLAN IMPLEMENTATION
4.1 Intermunicipal Development Plan Committee
Overview
The Project Steering Committee and Technical Advisory Committee proved to be excellent forums for preparing the Intermunicipal Development Plan (IDP) and facilitating on-going communication between the two Councils. With the adoption of the IDP it is important to establish an Intermunicipal Development Plan Committee to act as an oversight group for the implementation of the IDP and provide a forum to resolve any intermunicipal disputes as they arise. The Intermunicipal Development Plan Committee has proved to be a successful model being utilized in implementing IDPs in other municipal jurisdictions in Alberta.
Policies
Key Phrases Policy Statements
4.1.1 Composition of the IDP The IDP Committee is a Committee comprised of the Mayor of Committee Sturgeon County, Mayor of the City of St. Albert, two (2) other elected officials from each municipality, CAO for Sturgeon County and CAO for the City of St. Albert.
4.1.2 Responsibilities of the The mandate of the IDP Committee is to facilitate on-going sharing of IDP Committee information between elected officials and staff and provide a forum for review and comment on a range of topics identified within the IDP. Responsibilities of the IDP Committee may include, but not necessarily be limited to, the following:
a) to make recommendations on intermunicipal matters to their respective Councils; b) to monitor the progress of the Intermunicipal Development Plan including overseeing that implementation actions identified in the IDP Implementation Plan are acted upon; c) to review any proposed applications for annexation and make recommendations to their respective Councils; d) to review any proposed amendments to the IDP and make recommendations to their respective Councils; e) to act as an informal review body for any amendment, proposed area structure plan or significant development and subdivision applications that may have a significant impact upon the IDP area; f) in the event that a subdivision or development application results in an appeal, the IDP Committee will provide written comments to the appropriate appeal body; and g) to provide a forum to develop and recommend for approval to their respective Councils, economic development initiatives within the IDP area.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (41)
4.1.3 Administrative The administration of the IDP Committee will alternate between the Procedures two Municipalities on an annual basis. Administrative procedures include:
a) the establishment of dates and locations for meetings, production of agendas and other matters as deemed necessary; b) keeping of minutes of the IDP Committee meetings; c) making a decision to meet once every six months and/or at the request of each municipality; d) the chairmanship of the IDP Committee will alternate between the Reeve of Sturgeon County and the Mayor of St. Albert; and e) Committee meetings on particular applications will convene after comments have been received as a result of an intermunicipal referral.
4.2 Requirements for Area Structure Plans
Overview
The Intermunicipal Development Plan is intended to be a broad policy framework regarding land use, transportation, municipal services, environmental management, recreation, parks and open space. More detailed planning needs to be undertaken in the form of area structure plans in accordance with the provisions of the Municipal Government Act. . Future subdivision and development applications will not be approved prior to a developer(s) preparing and having adopted an area structure plan by the Approving Authority.
Policies
Key Phrases Policy Statements
4.2.1 Area Structure Plan St. Albert will require the preparation of area structure plans for lands Requirements annexed to the City of St. Albert within the IDP area to conform to the “Terms of Reference for Area Structure Plans and Technical Reports of the City of St. Albert Planning and Development Services” as may be amended and updated from time to time. For lands that are to remain within Sturgeon County within the IDP area, Sturgeon County will require the preparation of area structure plans to conform with the County’s policies and procedures regarding preparation and approval of area structure plans.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (42)
4.3 Plan Administration, Review, Amendment and Repeal
Overview
The Municipal Government Act requires an intermunicipal development plan to have “provisions relating to the administration of the plan” and a “procedure to be used by one or more municipalities to amend or repeal the plan.” Consensus was not reached by the two Municipalities on the need to establish a joint subdivision and development authority or subdivision and development appeal board.
Policies
Key Phrases Policy Statements
4.3.1 Administration of the Sturgeon County and the City of St. Albert will administer provisions of Intermunicipal the Intermunicipal Development Plan for lands within each respective Development Plan jurisdiction and act as the Approving Authority and will determine what authority should be delegated to the Intermunicipal Committee.
4.3.2 Review and Update of At the end of five years from the date of final approval (i.e. date of final Intermunicipal adoption by bylaw by both Councils) both Sturgeon County and the Development Plan City of St. Albert agree to a mandatory review, update and amendment if necessary. The review and update will be conducted by both of the two Councils.
4.3.3 Plan Amendment The Intermunicipal Development Plan may be amended from time to time subject to the agreement of both Municipal Councils. Amendments could include changes to policy (textual amendments), boundaries, and other matters as may be determined.
4.3.4 Repeal of the If one Municipality deems the Intermunicipal Development Plan no Intermunicipal longer workable, the bylaws adopting the Intermunicipal Development Development Plan Plan will need to be repealed by both Municipalities. The procedure for repealing the bylaws will be as provided in the Municipal Government Act. In addition, the following procedures should be followed prior to the final actions of repealing the bylaws:
a) one Municipality will give the other Municipality notice in writing of the intention to repeal its bylaw adopting the IDP; b) within 60 days of the date of the notice in writing to the other Municipality, an Intermunicipal Committee Meeting shall be held; c) following the Intermunicipal Committee, the Municipality filing the notice of repeal may either withdraw its notice by providing a letter to the other Municipality or proceed to give a bylaw to repeal the IDP First Reading; d) a Bylaw to repeal will require a Public Hearing and three (3) readings in order to be fully adopted; and
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (43)
e) once an Intermunicipal Development Plan is repealed, each Municipality must amend its own Municipal Development Plan to meet the requirements of the Municipal Government Act.
4.4 Circulation and Referral Process
Overview
There is currently a reciprocal referral and notification process in place between Sturgeon County and the City of St. Albert and the City of Edmonton where applicable. The continued referral of planning applications, statutory plans and amendments and other studies and documents is essential to maintain open communications and resolve intermunicipal issues on an ongoing basis.
Policies
Key Phrases Policy Statements
4.4.1 Intermunicipal Sturgeon County and the City of St. Albert will continue the reciprocal Circulation and referral of planning and land use proposals adhering to the minimum Referrals requirements shown on the following table.
Table 1 - Intermunicipal Planning Referrals and Notifications
Type of Referral Scope Response Times (Consecutive Days)
Statutory Plans and i. within the IDP area 21 except for Municipal Amendments ii. within 1.6 km of Sturgeon Development Plans or County’s boundary amendments to the Municipal Development Plan which are 28
Areas not covered under Area Areas within 1.6 km of adjacent 21 Structure Plan, Area municipality boundary Redevelopment Plan, or Developed Area Any Heavy Industrial Areas within 1.6 km of adjacent 21 Development Permits municipality boundary
Extractive Resource Operations Areas within 1.6 km of adjacent 21 (Including Sour Gas) municipality boundary
Intensive Livestock Proposals Areas within 1.6 km of adjacent 21 municipality boundary
4.4.2 Circulation Time In the event that either Municipality does not reply within, or request Periods an extension to, the maximum response time specified on Table 1 – Intermunicipal Planning Referrals and Notifications, it is assumed that the responding municipality has no comment or objection to the referred planning document.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (44)
4.5 Intermunicipal Dispute Resolution
Overview
Both Sturgeon County and the City of St. Albert Municipal Councils have adopted by resolution “A Process for Resolving Intermunicipal Planning Issues”. The principles contained in this document are supported by both Councils as operating procedures in resolving intermunicipal disputes. Further work is being done by the Appropriate Dispute Resolution Design Team in developing an implementation plan. As a consequence there may be the need to review and update the Dispute Resolution Process in the IDP as part of the 5 year review of the Plan.
The implementation of an intermunicipal dispute resolution mechanism is a requirement of all Intermunicipal Development Plans pursuant to the Municipal Government Act. In order to satisfy this requirement and to ensure that the principles of fairness and due process are respected, a dispute resolution process consisting of the following five stages has been established:
Stage I Administrative Review Stage II Intermunicipal Committee Review Stage III Municipal Councils Stage IV Appropriate Dispute Resolution Stage V Appeal
The process is designed to maximize opportunities for discussion and review with the goal of resolving any disagreements early in the approval process, thereby minimizing delays.
It is important to note that this process only applies to those areas where the Municipal Government Board has jurisdiction. For the purposes of this Plan “Initiating Municipality” means the municipality in which the land that is the subject of a proposal is located. “Proposal” means a land use redesignation, an area structure plan, an area structure plan amendment or an Intermunicipal Development Plan amendment. “Responding Municipality” means the other Municipality. Section 4.4 of this Plan outlines the circulation and referral process that would apply for such proposals.
Stage I: Administrative Review
1. The Initiating Municipality will ensure that complete information addressing the relevant criteria as outlined in the Intermunicipal Development Plan is provided in support of all site-specific applications or that all statutory plan processes are sufficiently documented. 2. Upon circulation of a proposal, the administration of the Responding Municipality will undertake a technical evaluation of the proposal and will provide any necessary comments to the Initiating Municipality. 3. Both Municipalities will determine whether a proposal can be processed without being referred to the Intermunicipal Committee. 4. In the event that a proposal cannot be processed at the administrative level, either Municipality may refer that proposal to the Intermunicipal Committee for review.
Note: Each Municipality will be responsible for determining the degree of discretion to be delegated to each respective administration in the review of proposals.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (45)
Stage II: Intermunicipal Committee Review
1. In the event that a proposal is referred to the Intermunicipal Committee, a Committee meeting will be scheduled and the administrations of both Municipalities will present their positions on the proposal to the Committee. 2. After consideration of a proposal the Committee may: a) provide suggestions back to both administrations with respect to revisions to the proposal that should be considered to make it more acceptable to both Municipalities; b) if possible, agree on a consensus position of the Committee in support of or in opposition to the proposal, to be presented to both Councils; or c) conclude that no initial agreement can be reached and that a consensus position of the Committee will not be presented to both Councils. 3. If agreed to by both Municipalities, a facilitator may be employed to help the Committee work toward a consensus position. 4. If a proposal cannot be satisfactorily processed following a Committee review, then that proposal will be referred to both Councils.
Stage III: Municipal Councils
1. After receiving the recommendations of the Intermunicipal Committee with respect to a particular proposal, each Council will establish a position on the proposal. 2. If both Municipal Councils support a proposal, then the approval and Intermunicipal Development Plan amendment processes can be completed. If neither Council supports the proposal, then no further return will be required. 3. If both Councils cannot agree on a proposal, then the matter may be referred to a mediation process. 4. In the event that the two Municipalities resort to mediation the Initiating Municipality will not give approval in the form of second and third readings to appropriate bylaws until mediation has been pursued.
Stage IV: Appropriate Dispute Resolution
1. The following will be required before a mediation process can proceed: a) agreement by both Councils that mediation is necessary; b) appointment by both Councils of an equal number of elected officials to participate in a mediation process; c) engagement, at equal cost to both Municipalities, of an impartial and independent mediator agreed to by both Municipalities; and d) approval by both Municipalities of a mediation schedule, including the time and location of meetings and a deadline for the completion of the mediation process. 2. If agreed to by both Municipalities, any members of the Intermunicipal Committee or administrative staff from either Municipality who are not participating directly in the mediation process may act as information resources either inside or outside the mediation room. 3. All participants in the mediation process will be required to keep details of the mediation confidential until the conclusion of the mediation.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (46)
4. At the conclusion of the mediation, the mediator will submit a mediator’s report to both Councils. 5. If a mediated agreement is reached, then that agreement will be referred to both Councils for action. Both Councils will also consider the mediator’s report and the respective positions of the Municipal administrations with respect to the mediated agreement. Any mediated agreement will not be binding on either Municipality and will be subject to the formal approval of both Councils. 6. If no mediated agreement can be reached or if both Councils do not approve a mediated agreement, then the appeal process may be initiated.
Stage V: Appeal Process
1. In the event that the mediation process fails, the Initiating Municipality may pass a bylaw to implement the proposal (e.g. a bylaw amending an area structure plan). 2. If the Initiating Municipality passes a bylaw to implement the proposal, then the Responding Municipality may appeal that action to the Municipal Government Board under the provisions of Section 690 of the Municipal Government Act.
The Responding Municipality must file a notice of appeal with the Municipal Government Board and give a copy of the notice of appeal to the Initiating Municipality within thirty (30) days of the passage of the disputed bylaw.
4.6 Urban Growth Boundaries
Overview
Both Sturgeon County and the City of St. Albert agree that in order to meet the demand for commercial, industrial and residential growth beyond St. Albert’s existing border, urban growth boundaries will have to be expanded. During discussions between the two Municipalities regarding future urban growth boundaries, the following principles were established:
1. Sturgeon County is in the business of country residential development and the City of St. Albert is not. 2. The City of St. Albert is in the business of urban residential development, Sturgeon County is not. 3. Sturgeon County is in the business of agricultural development, the City of St. Albert is not. 4. Annexation is to take place in smaller incremental steps, when land is necessary for urban expansion rather than the establishment of a large ‘urban land bank’. 5. Both Municipalities are in the business of commercial/industrial development. 6. Both Municipalities need the longer term financial security commercial/industrial assessment brings. Therefore, cost and municipal property tax sharing agreements should be entered into for lands to be developed along the Highway 2 Commercial Corridor. 7. Costs associated with servicing the IDP area are to be fully recovered capital (development levies) and operating costs (rate structure). 8. Collaborative marketing and economic development initiatives should be taken by Sturgeon County and the City of St. Albert.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (47)
9. This cooperative approach should strengthen the two Municipalities within the Capital Region.
Based upon the agreed-to principles, the following are policies regarding urban growth boundaries:
Policies
Key Phrases Policy Statements
4.6.1 Future Growth Both Sturgeon County and the City of St. Albert agree that the Concept generalized land use concepts presented on Map 4 – Proposed Future Land Use Concept, will be used as a framework for determining future land uses and the direction of growth.
4.6.2 Incremental Incremental annexation as the City of St. Albert needs land for future Annexation urban development is preferred to large-scale land banking and agreed to by Sturgeon County and the City of St. Albert. Timing of annexations should take into account lead times necessary to have lands planned, serviced and available for development. The City of St. Albert wishes to have available a twenty (20) year supply of land to meet its future urban growth needs.
4.6.3 Cost and Municipal Sturgeon County and the City of St. Albert agree to enter into cost Property Tax Sharing and property tax sharing agreements for future commercial Agreements development that may take place along the Highway 2 Commercial Corridor, commencing upon occupancy authorization for a ten (10) year period (see Policy 3.1.3). Sturgeon County will explore and use its best efforts to utilize their portion of the municipal property tax sharing to invest in transportation and infrastructure improvements in the vicinity of the Highway 2 Corridor and the regional transportation network that would be mutually beneficial to Sturgeon County and the City of St. Albert.
Any cost and municipal property tax sharing agreements are subject to the lands on the commercial corridor being annexed by the City of St. Albert and the approval of each Council of the specific agreements.
4.6.4 Criteria for Annexation In determining timing, size and location of lands to be annexed to the City of St. Albert, the following criteria are to be used:
a) common agreed-to rate of growth for land needed to meet the future demands for residential, commercial, and industrial purposes within the City of St. Albert for a twenty (20) year time period b) logical and cost-effective extensions of municipal services (water, sanitary and storm) and roadway extensions and improvements; and c) areas to be annexed should follow logical patterns of land ownership and proposed area structure plan boundaries.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (48)
4.6.5 Proposed Urban Both Councils agree, based upon an analysis for the logical extension Expansion Areas of municipal services (water, sewer, storm) and forecasts of land needed for residential, commercial and industrial growth, that Map 11 – Proposed Urban Expansion Areas shows a logical sequence for adjustments of urban growth boundaries. It is understood that area 1(a) would be annexed within a one (1) year time frame.
4.6.6 Municipal Boundary Sturgeon County and the City of St. Albert agree that upon Adjustments to completion of the alignment study for the West Regional Road (Ray Accommodate Ray Gibbon Drive), a minor annexation will be undertaken by the City to Gibbon Drive ensure that the land for the future road right-of-way, and full responsibility for the facility, is within the corporate boundaries of the City of St. Albert.
4.6.7 Agricultural Mill Rates Annexation should not drastically increase taxes collected from agricultural lands. The two Municipalities should look at harmonizing their agriculture mill rates to minimize the impact on affected rate payers.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (49)
4.7 Generalized Urban Development Process for Lands Annexed to the City of St. Albert
Figure 1 – Generalized Urban Development Process for Lands Annexed to the City of St. Albert shows the sequence of the planning and approval process for development of such lands.
Figure 1 – Generalized Urban Development Process for Lands Annexed to the City of St. Albert
Annexation Application Approved (Refer to Policies 4.6.2, 4.6.4)
Amendment to City Plan St. Albert Municipal Development Plan Bylaw
Prepare and Adopt Area Structure Plan(s) (Refer to Policy 4.2.1)
Amend City of St. Albert Land Use Bylaw
Subdivision Application Tentative Plan(s) of Subdivision
Preparation and Approval of Development Agreement(s) (Refer to Policy 2.11.9)
Development Permit(s) / Safety Code Permit(s)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (50)
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (51)
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Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (52)
5.0 REFERENCES
Achuff, P. Natural Regions and Natural History Themes of Alberta. A Classification for Protected Areas Management. Alberta Environmental Protection. 1994. Alberta Environment. Special Places 2000 Website. http://www.gov.ab.ca/env/parks/sp_places/sites_print.html Alberta Trail Net. Edmonton Regional Trails Initiative. Preliminary map. 1998. Armin A. Preiksaitis & Associates Ltd. & Reid Crowther. Municipal Development Plan – Planning Our Future: 1998 – 2010 Bylaw 16/98. Prepared for County of Red Deer No. 23. 1998. Armin A. Preiksaitis & Associates Ltd. Beyond 2000 Vision Workshop Summary Report. Prepared for the West Sturgeon Economic Development Working Group (WSED). 2000. Armin A. Preiksaitis & Associates Ltd. Sturgeon County and City of St. Albert Intermunicipal Development Plan, Technical Appendix. April 2001. Armin A. Preiksaitis & Associates Ltd. Sturgeon Valley Area Structure Plan Bylaw 882/99. Prepared for Sturgeon County. 1999. Armin A. Preiksaitis & Associates Ltd. Sturgeon Valley Area Structure Plan – Technical Appendix. Prepared for Sturgeon County. 1999. Bowser, W.E., A.A. Kjearsgaard, T.W. Peters and R.E. Wells. Soil Survey of Edmonton Sheet (83-H). Canada Department of Agriculture in cooperation with the Research Council of Alberta and the University of Alberta, Edmonton. 1962. Brocke, L.K. The Canada Land Inventory: Soil Capability for Agriculture in Alberta. Prepared for Alberta Environment. 1977. City and County of Red Deer. Intermunicipal Development Plan City Bylaw 3244/99. 1999. City of Edmonton. 1999/2000 Truck Route Map with Dangerous Goods Routes. Prepared for the City of Edmonton, City of St. Albert and Strathcona County. 1999. City of St Albert. General Municipal Plan. 1992. City of St. Albert. CityPlan: Municipal Development Plan. Prepared under the direction of the CityPlan Advisory Committee. 1999. City of St. Albert. Commercial and Industrial Discussion Paper. City of St. Albert Administration. 1998. City of St. Albert. Erin Ridge Area Structure Plan Bylaw 8/96. Prepared for the City of St. Albert. 1996. City of St. Albert. News Release – St. Albert Continues to Grow. City of St Albert Administration. 2000.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (53)
City of St. Albert. Northridge Area Structure Plan Bylaw 38/98. Prepared for City of St. Albert. 1998. City of St. Albert. Questions from Public Hearing – MDP. City of St. Albert Administration. 2000. City of St. Albert. Room for Your Views. MDP Workbook. Prepared under the direction of CityPlan Advisory Committee. 1999. InfoTech Services and Associates. Environmentally Sensitive Areas Study Phase Three Report: Executive Summary. Submitted to Edmonton Metropolitan Regional Planning Committee. 1989. Intermunicipal ADR Design Team. A Process for Intermunicipal Issue Resolution. 2000. Kathol, C.P. and R.A. McPherson. Urban Geology of Edmonton. Alberta Research Council Bulletin 32. 1975. Kipen Gibbs Landscape Architects Ltd. Red Willow Urban Park Heritage Corridor Master Plan. 1991. Kipen Gibbs Landscape Architects Ltd. St. Albert Open Space Standards and Guidelines. Prepared for the City of St. Albert. 1994. Lovatt Planning Consultants. General Municipal Development Plan Update, Housing. Prepared for the City of St. Albert. 1992. Lovatt Planning Consultants. Municipal Development Plan Background Report. Prepared for Municipal District of Sturgeon No. 90 (Sturgeon County). 1995. Lovatt Planning Consultants. Municipal Development Plan Bylaw 818/96. Prepared for Sturgeon County. 1997. Parkland Community Planning Services. Future Land Use Study Interim Report. Prepared for the City of St. Albert. 1999. Pedocan Land Evaluation Ltd. Sturgeon Valley Area Ecological Land Classification. Prepared for Sturgeon County. 1999. Professional Environmental Recreation Consultants Ltd. City of St. Albert Master Plan for Leisure Services. Prepared for City of St. Albert. 1999. Province of Alberta. Municipal Government Act. Office Consolidation. January 11, 2000. Salloum & Associates Inc. Sturgeon County Land Use Bylaw 819/96 as Amended. Prepared for Sturgeon County. 1999.
Sturgeon County & City of St. Albert Intermunicipal Development Plan SCHEDULE “A” TO BYLAW 7/2001 (54)