Kayton Estates Area Structure Plan
April 1, 2019
Prepared for:
Prepared for text
Prepared by:
Stantec Consulting Ltd.
KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019
Table of Contents
1.0 INTRODUCTION ...... 1-1 1.1 HISTORY ...... 1-1 1.1.1 Public Consultation ...... 1-1 1.2 INTERPRETATION ...... 1-2 1.2.1 Financial / Budgetary Considerations ...... 1-2
2.0 SITE CONTEXT ...... 2-1 2.1 LOCATION ...... 2-1 2.2 SITE CHARACTERISTICS ...... 2-1 2.2.1 Natural Conditions ...... 2-1 2.2.2 Existing and Surrounding Land Uses ...... 2-2 2.2.3 Historical Resources ...... 2-2 2.2.4 Oil and Gas Infrastructure ...... 2-2 2.2.5 Transportation Network ...... 2-3 2.2.6 Municipal Infrastructure ...... 2-4 2.2.7 Third-Party Utilities ...... 2-4
3.0 POLICY CONTEXT ...... 3-5 3.1 MUNICIPAL GOVERNMENT ACT ...... 3-5 3.2 MUNICIPAL DEVELOPMENT PLAN ...... 3-5 3.3 INTERMUNICIPAL DEVELOPMENT PLAN ...... 3-6
4.0 LAND USE CONCEPT ...... 4-1 4.1 GENERAL PRINCIPLES ...... 4-1 4.2 POLICY DIRECTION ...... 4-1 4.2.1 Country Residential ...... 4-1 4.2.2 Recreational ...... 4-2 4.2.3 Agricultural ...... 4-2 4.2.5 Municipal and Environmental Reserves ...... 4-3 4.2.7 Transportation ...... 4-4 4.2.8 Water, Wastewater, and Stormwater Drainage ...... 4-4 4.2.9 Franchise/ Shallow Utilities ...... 4-5 4.2.10 Oil and Gas Infrastructure ...... 4-5 4.2.11 Phasing ...... 4-6
5.0 IMPLEMENTATION AND AMENDMENTS ...... 5-1 5.1 IMPLEMENTATION ...... 5-1 5.2 AMENDMENTS ...... 5-2
KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019
APPENDIX A FIGURES
APPENDIX B TOWN OF SYLVAN LAKE LETTER
APPENDIX C HISTORICAL RESOURCE ACT CLEARANCE
APPENDIX D PUBLIC INFORMATION SESSION MATERIALS
LIST OF FIGURES Figure 1 - Location Plan Figure 2 - Existing Conditions Figure 3 - Drainage Figure 4 - Soil Conditions Figure 5 - Existing Land Use Designation Figure 6 - Natural Resources Figure 7 - Land Use Concept
KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Section 1.0 Introduction
1.0 INTRODUCTION
The purpose of the Kayton Estates Area Structure Plan (Kayton Estates ASP) is to provide a general land use planning framework and policies for NW 10-39-01-W5M (hereto referred to as the Plan Area). Although a portion of the Plan Area is already developed, this ASP will provide consistency and assurance throughout the Plan Area for future subdivision, development, or redevelopment. 1.1 HISTORY
The development of the Plan Area has occurred largely in a fragmented manner beginning in 1962 with the subdivision of a 20-acre parcel located in the southwest corner of the property. In 1975 the remainder was subdivided in half, which in turn prompted interest in potential multi-lot residential development within the northern half of the quarter section. The development of the existing country residential subdivision (Kayton Estates) occurred in five separate phases over a period of approximately ten years beginning in 1992. All rezonings and subsequent subdivision applications were approved, under various circumstances, and all without an approved area structure plan in place to provide appropriate guidance or consideration of potential impacts on the existing transportation infrastructure.
Since 2010, various landowners within Kayton Estates have expressed interest in resubdividing their larger 3-acre country residential lots into smaller 1 to 2-acre parcels in accordance with the Red Deer County Land Use Bylaw. To date, two lots have been resubdivided and a third resubdivision was recently considered for approval; however, it was denied by the County’s Municipal Planning Commission (MPC) on the grounds that an area redevelopment plan would first need to be adopted prior to any further resubdivisions of existing country residential lots. The County’s decision was appealed; however, the Municipal Government Board (MGB) denied the appeal. In its ruling (Board Order: MGB033/18) the Municipal Government Board stated, “an ASP is necessary at this point, to address transportation safety concerns caused by the potential for an increase in density in the quarter section… an ASP for the subject quarter section will provide planning information for future subdivision applications and allow for consultation with the surrounding municipalities.”
1.1.1 Public Consultation
On March 21, 2019, a public open house was held at the Comfort Inn and Suites in Sylvan Lake to share information about the proposed Kayton Estates ASP with any interested parties. An advertisement for the event was placed in the Sylvan Lake newspaper, and a notice was place on the Lacombe County website in their news section. In addition to these methods of advertisement, the ASP applicant contacted existing Kayton Estates property owners personally.
During the event, a formal PowerPoint presentation was made to give a comprehensive overview of the project’s history, proposed concept plan, and required planning process moving forward. A copy of the presentation and display boards used during the event can be found in Appendix D Public Information Session Materials.
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KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Section 1.0 Introduction
Attendance at the event was estimated around 10 with 8 individuals officially signing in. Attendees were comprised of Kayton Estates landowners, and those living in the nearby community of Jarvis Bay. In addition to the ASP applicant and Stantec consultants, representatives from Red Deer County were also present to field questions.
Following the Public Information Session, formal feedback was gathered from 5 persons: 2 as submitted during the event and 3 after the event; all existing residents of Kayton Estates. All the feedback received has been included in Appendix D Public Information Session Materials for reference. As shown, the feedback supported the Kayton Estates ASP and future subdivision, when completed in alignment with the ASP. 1.2 INTERPRETATION
Where the words “may”, “should”, “shall” are used in the Kayton Estates ASP they are to be interpreted as follows:
“May” policies indicate support in principle with the required level of compliance to be determined by the applicable authority.
“Should” policies mean compliance in principle is required but subject to the discretion of the applicable authority.
“Shall” policies are mandatory and must be complied with.
Council and Administration of Red Deer County shall endeavor to achieve the goals and objectives of the Kayton Estates ASP through the implementation of the Plan’s policies in all applicable planning, subdivision and development processes.
1.2.1 Financial / Budgetary Considerations
The ASP includes policies that may require municipal funding to achieve successful implementation. In accordance with the Municipal Government Act, the Plan does not commit County Council to any future funding decisions. The funding for any future capital projects shall be considered along with other funding priorities, during the County’s budget process.
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KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Section 2.0 Site Context
2.0 SITE CONTEXT
2.1 LOCATION
The Kayton Estates Plan Area is approximately 160 acres in size and is located just northeast of Jarvis Bay, at the southeast quadrant of the Highway 20 / Township Road 392 intersection, located in Red Deer County. The Plan Area’s location is illustrated on Figure 1 - Location Plan. 2.2 SITE CHARACTERISTICS
2.2.1 Natural Conditions
Topography
The Plan Area’s topography slopes from northeast to southwest with elevations of approximately 3,250 ft (990.6 m) in the northeast and 3,200 ft (975.4 m) in the southwest. Topographic contours for the Plan Area are shown on Figure 2 - Existing Conditions.
Drainage
As shown on Figure 15 Sub-Catchment Unit 1, Land Cover and Municipalities of the Sylvan Lake Watershed CEMS Phase 2: Implementation Plan (2015) and Figure 3 - Drainage, the western portion of Kayton Estates is located in the Sylvan Lake watershed; approximately 60% of the Plan Area. As shown, this area is divided roughly in half from northeast to southwest into two drainage units emptying into Sylvan Lake. The northwest area is identified as Sylvan Lake Watershed Sub-Catchment Unit 9 and southeast area is identified as Sylvan Lake Watershed Unit 10.
Soils
As shown on the Alberta Soil Information Viewer and Figure 4 - Soil Conditions; the Kayton Estates Plan Area moderate limitations that restricts the range of crops feasible or requires special conservation practices, due to adverse climate and slope. Soil conditions include moderately fine textured sand clay, clay loam, and silty clay loam with good drainage.
Vegetation and Environmentally Significant Features
As shown on Figure 16 Sub-Catchment Unit 1, Land Cover and Municipalities of the Sylvan Lake Watershed CEMS Phase 2: Implementation Plan (2015 and Figure 3 - Drainage), the majority of the Plan Area is identified as Developed with the golf course portion identified as Disturbed, and southeast corner identified as Agriculture. A windbreak line of vegetation runs along the south and east boundaries of the Plan Area; in addition, the Top O’ The Hill Golf Course also has a fairly high portion of mature vegetation located throughout.
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KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Section 2.0 Site Context
Figure 4.1.23 Environmentally Significant Area (ESA) Sylvan Lake of the Red Deer County ESA Management Plan and Map 4 Environmentally Sensitive Areas of the Sylvan Lake Management Plan (2000 Update) does not identify any environmentally significant features within the Plan Area.
2.2.2 Existing and Surrounding Land Uses
As shown on Figure 4 - Existing Land Use Designation, the Plan Area is comprised of 29 subdivided parcels which includes a par 3 golf course, 26 acreage-style residential lots, and an agricultural parcel. Based on Red Deer County’s average household size of 2.4 persons per unit (Statistics Canada, 2016); it can be anticipated that the Study Area has an existing population of approximately 64 persons. The Summer Village of Jarvis Bay is located southwest of the Plan Area which is comprised of many residential lots, a provincial campground, and preserved mature trees.
Additional information regarding the existing land uses within Kayton Estates is included in Section 5.0 Policy Direction.
2.2.3 Historical Resources
The Alberta Listing of Historic Resources (September 2018) does not identify the Plan Area as having any potential historical resources. A Historical Resources Act approval letter was obtained for the Plan Area by Red Deer County in February 2019. A copy of this letter has been included at the end of the Area Structure Plan.
2.2.4 Oil and Gas Infrastructure
As shown on Figure 5 - Natural Resources there is one pipeline and two abandoned wells in the Kayton Estates Plan Area. As listed below, the 762 0742 right-of-way contains a discontinued natural gas pipeline with connects to the wells; all located within the agricultural parcel.
Wells Pipeline GAIN 10-09 GAIN 11-10 Company Name Gain Energy Ltd. Gain Energy Ltd. Gain Energy Ltd. License # 45155-1 0060550 0048307 Well Name N/A Omers Energy Prevo 10- Omers Energy Prevo 11- 09-39-1 10-39-1 Construction / Spud Date August 23, 2005 October 15, 1976 December 15, 1973 Substance Natural gas Gas Gas Status Discontinued Abandoned Abandoned
H2S 1 mol/kmol | 1000 ppm N/A 0.030 % Abandoned Date N/A February 11, 2016 February 10, 2016
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KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Section 2.0 Site Context
2.2.5 Transportation Network
The Kayton Estates Plan Area is bound on two sides with roadways: Highway 20 along the west boundary, and Township Road 392 on the north boundary. There are two accesses into the Plan Area which are not connected internally: an access to the Top O’ The Hill Golf Course off Highway 20 at the southwest portion of the Plan Area, and an access off Township Road 392 at the northwest portion of the Plan Area.
Township Road 392
Township Road 392 runs along the north boundary of the Plan Area and provides the primary access location to Kayton Estates. This roadway is under the authority of Lacombe County and is constructed to a rural standard.
Lacombe County is the road authority for Township Road 392; as such, the Kayton Estates Area Structure Plan has been circulated to Lacombe County.
Highway 20
Highway 20 runs along the west boundary of the Plan Area and provides access to the Top of the Hill Golf Course. As a provincial highway, this roadway is under the jurisdiction of Alberta Transportation and it is understood that no additional accesses will be permitted off of this roadway.
Highway 20 / Township Road 392 Intersection
The original Kayton Estates subdivision did not contemplate its impact on the existing transportation network (local and provincial); however, this information is required by Alberta Transportation. In lieu of asking the Applicant to undertake the Traffic Impact Assessment (TIA), Alberta Transportation conducted an intersection analysis in 2018 to determine the intersection required to support full build-out and confirm whether the existing intersection meets or exceeds that standard. The intersection review was a result of the Municipal Government Board’s decision to uphold Red Deer County’s requirement for the preparation of an Area Structure Plan prior to further re-subdivision of existing lots within Kayton Estates (Board Order 033/18).
The Highway 20 / Township Road 392 intersection is located at the northwest corner of the Plan Area and is currently constructed to a Type 4b standard. Based on the proposed land use densification and phasing plan provided, Alberta Transportation determined that a Type 4c would be warranted in 2028 to support the full buildout scenario.
Summary of improvements, as provided to Red Deer County, by Alberta Transportation, August 30, 2018.
Existing Condition 2018 Horizon 2028 Horizon 2038 Horizon Before development: Phase One: Full Build-Out: No further • A total of 27 • Up to a total of 35 total • Up to a total of 62 Country improvements required Country Residential Country Residential lots in Residential lots in Kayton lots existing in Kayton Estates Estates Kayton Estates • No improvements required • Type 4c warranted
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As noted in the intersection analysis, the scope was limited to the redevelopment potential of Kayton Estates with the future development of surrounding areas excluded. While the analysis found that a Type 4c is warranted for full buildout, it was also found to be very sensitive meaning that even adding as few additional southbound left turning vehicles in either AM or PM peak hours from surrounding land use changes outside the Kayton Estate Plan Area, or discretionary uses approvals within Kayton Estates such as the addition of secondary suites, would accelerate the need for a Type 4c or even trigger traditional traffic signals/ roundabout construction very easily.
At the request of Alberta Transportation, Lacombe County has been notified that the highway intersection will require upgrades in the future to support further development including, but not limited to, the full build-out of Kayton Estates. To facilitate coordinated land use planning surrounding the intersection and determine appropriate funding and/or cost-sharing, an inter-municipal collaborative approach between Red Deer and Lacombe County is required.
Internal Road
The internal roadway network in Kayton Estates is constructed to a local roadway standard with a drainage ditch on either side. No additional roadways are required to service the proposed land use concept.
Policies
2.2.5.1 For any development applications which result in a proposed total number of lots exceeding 35, an upgrade of the Highway 20 intersection may be triggered. The applicant is advised to meet with County staff to discuss this possibility in advance of an application submission.
2.2.6 Municipal Infrastructure
Water
All development within the Plan Area is currently serviced by individual water well systems. There are 25 wells existing in the Plan Area. Until the Plan Area is connected to a municipally treated water source, all new developments will continue to be serviced by ground water sources.
Wastewater
All development within the Plan Area is currently serviced by individual septic fields. Until the Plan Area is connected to a municipally wastewater system, all new developments will continue to be serviced by septic fields.
2.2.7 Third-Party Utilities
Franchise utilities such as gas, electricity, and telecommunications are present in the Plan Area to serve the existing residential and recreational uses.
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KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Section 3.0 Policy Context
3.0 POLICY CONTEXT
3.1 MUNICIPAL GOVERNMENT ACT
The Municipal Government Act is the legislative framework under which all municipalities operate within Alberta. Section 633 of the Municipal Government Act outlines the purpose and the content of an Area Structure Plan as stated in the following subsections:
(1) For the purpose of providing a framework for subsequent subdivision and development of an area of land, a council may by bylaw adopt an area structure plan.
(2) An area structure plan
(a) must describe
i. the sequence of development proposed for the area,
ii. the land uses proposed for the area
iii. the density of population proposed for the area either generally or with respect to specific parts of the area, and
iv. the general location of major transportation routes and public utilities and
(b) may contain any other matters the council considers necessary.
The Kayton Estates ASP is to be adopted as a statutory plan and has been developed in accordance with Section 633 of the Municipal Government Act. 3.2 MUNICIPAL DEVELOPMENT PLAN
The Red Deer County Municipal Development Plan (MDP) is the primary planning policy document for use at the municipal level. It is intended to provide a framework for the future growth and development of Red Deer County. The MDP requires Area Structure Plans to be prepared in accordance with Section 633 of the Municipal Government Act and address the following matters:
• Conformity with existing statutory and non-statutory plans • Review of the Plan Area regarding any Environmentally Significant Areas, important water-related features, forests, wildlife corridors, hazard lands, or historical resources. • Site suitability based on soils, groundwater, and drainage • Impacts on adjacent uses • Proposed land uses with population or employment estimates • Allocation of Municipal, School, and Environmental Reserves • Integration of natural areas into the development design • Proposed servicing methods for water, stormwater, and sewage disposal • Access, internal roadway circulation, and impacts on the existing transportation network
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The Kayton Estates ASP adheres to the direction provided by the MDP. which identifies the Plan Area as within the Sylvan Lake Intermunicipal Development Plan Growth Area. 3.3 INTERMUNICIPAL DEVELOPMENT PLAN
The Red Deer County / Sylvan Lake Intermunicipal Development Plan (IDP) is a broad-based policy document that is designed to ensure that development surrounding Sylvan Lake takes place in an environmentally responsible and sustainable manner without significant unnecessary costs and unacceptable negative impacts on either Red Deer County or the Town of Sylvan Lake.
As shown on Map 1: Land Use Concept of the IDP, the Kayton Estates Plan Area is located within the Town’s Potential Future Town Boundary. This identification has direct implications of the development of the Plan Area as standards are set closer to those typical in urban areas. As shown, the Plan Area is identified for Residential use, with the southwest portion of the Plan Area identified as a Recreational Area.
As identified in the IDP, policy 5.2.5 states, “Unless otherwise agreed to in writing by the Town, subdivision and development of the residential areas within the Potential Future Town Boundary as shown on Map 1 more intensely than first parcel out farmstead removal subdivision may be allowed prior to annexation into the Town where the following conditions are met…”. Through intermunicipal discussions between Red Deer County and the Town of Sylvan Lake, it was determined that the further development of Kayton Estates will not be required to meet the conditions identified in that policy. Written confirmation of that agreement has been included in Appendix A.
Policies
3.3.1 In accordance to Policy 5.2.6 of the IDP, the County shall obtain the Town’s written concurrence on the detailed engineering construction drawings forming part of the County’s development agreement prior to signing the development agreement with the developer.
3.3.2 In accordance to Policy 8.5.3 of the IDP, any portions of the proposed Kayton Estates concept plan which may concern the Town of Sylvan Lake shall be discussed through inter-municipal consultation led by the County.
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KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Section 4.0 Land Use Concept
4.0 LAND USE CONCEPT
As shown on Figure 6 - Land Use Concept, the proposed land use concept for Kayton Estates is comprised of agricultural, country residential, and recreational uses. 4.1 GENERAL PRINCIPLES
The Red Deer County MDP identifies general principles that are to be used when considering developments with the County. Those broad principles which are relevant and provided guidance for this Plan are summarized as follows:
• Allow for the development of a variety of compatible land uses; • Minimize the impact of development on adjacent lands; • Ensure appropriate transitioning between varying land uses; • Ensure safe, efficient and effective municipal infrastructure (i.e. roads, sanitary sewer, water, and stormwater facilities); and • Incorporate natural features and retain open spaces whenever possible. 4.2 POLICY DIRECTION
4.2.1 Country Residential
The majority of the Plan Area is used for country residential purposes, which totals approximately 36.1 ha (89.1 ac). This area is zoned R-1 Country Residential District and is intended to accommodate existing and future acreage style residential lots.
Goal
Allow for the development of country residential uses while respecting the privacy of existing residents.
Objectives
• Develop residential uses in accordance with the County’s statutory plans. • Incorporate methods to maintain or enhance privacy to existing residents when seeking further development.
Policies
4.2.1.1 Residential uses shall be directed to locate within the Residential land use area in accordance with Figure 6 - Land Use Concept.
4.2.1.2 Subdivided lands within the Country Residential land use area shall be zoned using the R-1 Country Residential District, or a similar district, in accordance with the Red Deer County Land Use Bylaw as amended from time to time.
4.2.1.3 All applications for residential subdivision shall be required to demonstrate serviceability prior to approval.
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KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Section 4.0 Land Use Concept
4.2.1.4 All lots within the Country Residential Land Use Area that are equal to or exceed two acres may be allowed to be resubdivided in accordance with the Red Deer County Land Use Bylaw’s R-1 Country Residential District.
4.2.2 Recreational
As shown on Figure 6 - Land Use Concept, there is one 8.1 ha (20.0 ac) parcel in the southwest corner of the Plan Area zoned C-5 Commercial Recreation District. This parcel accommodates the Top O’ The Hill golf course, an executive par-3 course with clubhouse and restaurant.
Goal
Support recreation and commercial opportunities in Red Deer County and the Sylvan Lake region.
Objectives
• Contribute to the recreational options available in Red Deer County and the Sylvan Lake region through the inclusion of recreational land uses. • Develop recreational uses in accordance with the County’s statutory plans.
Policies
4.2.2.1 Continue to allow and direct recreational land uses to the Recreational Land Use Area.
4.2.3 Agricultural
One agricultural parcel is located in the southeast corner of the Plan Area. This area is 19.4 ha (48.0 ac) in size and is currently used for the family-owned Hidden Valley Garden Vegetable and Berry U-Pick which consists of both agricultural and country residential elements.
Goal
Emphasize agriculture as the priority land use in Red Deer County.
Objectives
• Support and protect existing agricultural land for on-going agricultural uses.
Policies
4.2.3.1 Existing agricultural land uses shall be encouraged to continue.
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4.2.5 Municipal and Environmental Reserves
All required Municipal Reserves (MR) were addressed at the time that each phase of development approved within the quarter section. MR was generally provided in the form of cash in lieu to Red Deer County, with the exception of the reserves that were required for a 6-lot subdivision located in the southern half of the quarter which deferred the MR owing to the remainder of NW 10-39-1-W5M.
As there are no environmentally-significant areas identified within the Plan Area; no Environmental Reserve dedication is anticipated.
Goal
Contribute to Red Deer County’s overall open space inventory.
Objectives
• Where appropriate, dedicate Municipal Reserves that support the County’s inventory of recreational open space. • Where appropriate, dedicate Environmental Reserves that protect environmentally sensitive areas. • Where appropriate, provide cash-in-lieu of open space dedication to support priority open space and recreation initiatives throughout Red Deer County.
Policies
4.2.5.1 Municipal Reserves (MR) and Environmental Reserve (ER) dedications shall be addressed at the time of subdivision in accordance with Part 17 of the Municipal Government Act.
4.2.5.2 Environmental Reserves shall be required in accordance with the Municipal Government Act and the Red Deer County Municipal Development Plan.
4.2.5.3 All development proposals shall adhere to the landscaping standards included in the Red Deer County Land Use Bylaw and incorporate existing natural vegetation (i.e. tree stands) whenever possible.
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KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Section 4.0 Land Use Concept
4.2.7 Transportation
As described in Section 1.1 History, all future and subdivision or development in Kayton Estates must recognize potential impacts to the transportation network.
Goal
Maintain an internal and external transportation network that is efficient, effective, and safe.
Objectives
• Prioritize highway safety by: controlling access onto Highway 20, ensuring the intersection can support the anticipated traffic volumes, and ensuring the intersection design (lighting, signage, etc) fosters safe movements. • Utilize roadways design standards to facilitate vehicular movement and enhance motorist safety.
Policies
4.2.7.1 No parcel shall be provided direct access to a highway without prior consultation and approval from Alberta Transportation and Red Deer County.
i. Consider the long-term development of an alternative access to the commercial recreation parcel from the internal roadway network to reduce demand on the existing access.
4.2.7.2 No parcel shall be provided direct access to an arterial roadway (Township Road 392) without prior consultation and approval from Red Deer County.
i. Consider the long-term development of an additional access point into the Plan Area from Township Road 392 to reduce demand on the existing access.
4.2.7.3 All new roadways shall be designed in accordance to Red Deer County’s Design Guidelines.
4.2.8 Water, Wastewater, and Stormwater Drainage
Goal
Develop a servicing network that is efficient, effective, and safe.
Objectives
• Enhance users’ and environmental safety by utilizing Red Deer County standards.
Policies
4.2.8.1 All servicing infrastructure shall be designed in accordance with provincial and Red Deer County’s Design Guidelines at the time of development.
4.2.8.2 Stormwater management facilities shall be designed in accordance with a site-specific detailed stormwater master plan.
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4.2.8.3 Existing natural drainage courses and wetlands shall be conserved whenever possible and may be used in conjunction with stormwater management facilities.
4.2.8.4 All new development shall ensure required wetland and watercourse setbacks can be provided in full.
4.2.8.5 Existing natural drainage courses and wetlands shall be conserved whenever possible and may be used in conjunction with stormwater management facilities.
4.2.9 Franchise/ Shallow Utilities
Goal
Provide adequate franchise utilities servicing; such as electricity, natural gas, and telecommunications; to all lots.
Objectives
• Provide and allow for the placement of franchise utilities rights-of-way.
Policies
4.2.9.1 For the purposes of this Plan shallow or franchise utilities consists of natural gas for heating, electricity, telephone or telecommunications.
4.2.9.2 All lots shall be fully serviced by franchise utilities.
4.2.10 Oil and Gas Infrastructure
Goal
Protect the continued operation of existing oil and gas utilities.
Objectives
• Support continued operation of oil and gas utilities through the protection of development setbacks and rights-of- way. • Protect surrounding resident safety by using appropriate development setbacks.
Policies
4.2.10.1 All setback requirements from oil and gas infrastructure (i.e. operating oil and gas wells, pipelines, etc.) must meet the Alberta Energy Regulator standards and regulations.
4.2.10.2 Costs associated with any alterations and/or appurtenances required to any existing pipelines in order to accommodate a proposed development shall be the responsibility of the developer(s).
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4.2.11 Phasing
Phasing of Kayton Estates is dependent on the capability of the existing infrastructure, and planning for upgrades which may be required through development.
Goal
Develop the Plan Area with a logical progression of infrastructure.
Objectives
• Provide opportunity for landowners to develop their properties at their own pace. • Provide direction that sets a consistent level of expectations for development amongst property owners. • Coordinate the development phasing of Kayton Estates to the roadway and intersection upgrade requirement milestones proposed by Alberta Transportation.
Policies
4.2.11.1 In accordance with the requirements of Alberta Transportation, Phase One of Kayton Estates shall be limited to the creation of 8 additional residential lots, creating no more than a total of 35 residential lots within the Plan Area.
4.2.11.2 In accordance with the requirements of Alberta Transportation, Phase Two of Kayton Estates shall be considered any development beyond a total of 35 residential lots within the Plan Area, to a maximum of 62 total residential lots.
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5.0 IMPLEMENTATION AND AMENDMENTS
The Kayton Estates ASP will be administered by County Administration with general direction as approved by Council.
Prior to any application (i.e. subdivision, Land Use Bylaw amendment, development) being received, the County strongly recommends that the applicant meet with Red Deer County planning staff to review the procedure and other requirements which may be required. 5.1 IMPLEMENTATION
Policies
5.1.1 Where the words “may”, “should”, “shall” are used in this Area Structure Plan they are to be interpreted as follows:
“May” policies indicate support in principle with the required level of compliance to be determined by the applicable authority.
“Should” policies mean compliance in principle is required but subject to the discretion of the applicable authority.
“Shall” policies are mandatory and must be complied with.
5.1.2 Any application for future development within the Plan Area, including rezoning or subdivision, must follow the regulations of this ASP, the Red Deer County MDP, the Red Deer County / Town of Sylvan Lake IDP, the Red Deer County LUB, and the Development Permit Application process. This information may include, but not limited to, providing the following:
• Location of proposed development • Signature of land owners • Overview of existing conditions including identification of hazard lands and site suitability information • Proposed land use concept • Estimated population or employment numbers • Identification of access and description of internal roadway network with roadway cross-section • Site plan • Building plans • Servicing details (water source, stormwater management, and sewage disposal) • Any required setbacks
5.1.3 As regulated through the Red Deer County MDP, all applications for rezoning and multi-lot subdivision shall be accompanied by professional reports as deemed necessary by Red Deer County.
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5.2 AMENDMENTS
Policies
5.2.1 Provided that the intent of the Plan is adhered to, minor adjustments to the boundaries of the various land uses and road alignments may be made without an amendment to the Plan; at the discretion of Red Deer County.
5.2.2 Any major changes to this Plan, as determined by the County; will require an amendment in accordance with the Municipal Government Act.
5.2.3 Any major departure from the intent of this Plan shall be subject to review and require public consultation to ensure existing and surrounding residents are well informed of the proposed change and can provide feedback.
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KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Appendix A
APPENDIX A Figures
N Lacombe County
Jarvis Bay Red Deer County
Sylvan Lake
Legend Kayton Estates Boundary
FIGURE 1 - LOCATION PLAN Kayton Estates Local Area Structure Plan March 2019 N
Legend Topographic Contours Kayton Estates Boundary
FIGURE 2 - AERIAL PHOTOGRAPH AND TOPOGRAPHIC CONTOURS Kayton Estates Local Area Structure Plan March 2019 N
9
10
Part of Sylvan Lake Watershed CEMS Phase 2: Implementation Plan (April 17, 2051) Figure 16. Not to scale.
Legend 9 Watershed Units Kayton Estates Boundary Land Cover Types Rivers and Lakes Agriculture Disturbed Vegetation County Boundary Developed Forest
FIGURE 3 - DRAINAGE Kayton Estates Local Area Structure Plan March 2019
N Soil Landscape Polygon A Landform Hummocky/ ridged - medium relief Land Suitability 3HT(10) Rating Moderate Limitations due to Climate and Slope Soil Series Benalto Drainge Well Parent Material Moderately fine textured: sand Texture clay loam, clay loam, and silty clay loam Soil Subgroup Dark Gray Luvisol Parent Material Medium textured (L to CL) till A Code
B Soil Landscape Polygon B Landform Rolling - medium relief Land Suitability 3HT(10) Rating Moderate Limitations due to Climate and Slope Soil Series Benalto Drainge Well Parent Material Moderately fine textured: sand Texture clay loam, clay loam, and silty clay loam Soil Subgroup Dark Gray Luvisol Source: Alberta Agriculture and Forestry Soil Information Viewer. Not to scale. 22 kkmm Parent Material Medium textured (L to CL) till Code Legend 11 mmii Soil Landscape Polygons Kayton Estates Boundary
October 12, 2018 Sources: Esri, HERE, Garmin, Intermap, increment P Corp., FIGURE 4 - SOIL CONDITIONSScale 1:36,112 GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster 1 inch = 3009.33 feet NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Soil Landscape Polygons Kayton Estates Local Area Structure Plan Kong), swisstopo, © OpenStreetMap contributors, and the GIS March 2019 1 cm = 361.12 metres User Community Map centre at latitude +52.353°N and longitude -114.060°E Alberta Agriculture and Forestry and Agriculture and Agri-Food Canada Government of Alberta, Alberta Open Government Licence N
Legend Source: Red Deer County. AG Agriculture Kayton Estates Boundary R-1 Country Residential C-5 Commercial Recreation
FIGURE 4 - EXISTING DEVELOPMENT PATTERN Kayton Estates Local Area Structure Plan March 2019 Kayton Estates
SIGNA INPLA EXXON R AUDAX NAL 09-16 12-15 11-14 14-16 14-16
SIGNA INPLA USKY 11-16 2/12-15 H 08-14 SIGNA 14 5M 2/07-16 15 INPLA 039-01W 08-15 16 039-01W5M 039-01W5M 22 May 2017 INPLA SUNOM HADSO QUASA -15 2/07-14 07 -14 06-15 07 OBSID BONAV 07-16 HUSKY Kayton Estates SUMME 06-16 2/06-15 07-08 SIGNA INPLA EXXON R AUDAX NAL 09-16 12-15 11-14 14-16 14-16 VESTA 2/01-14 SIGNA INPLA 11-16 HUSKY CHEVR 2/12-15 14 08-14 CHEVR S1I6G-1N0A HUSKY 5M CHEVR S0/04-15 2/07-16 15 15-11 INPLA 039-01W W0/04-16 08-15 16 039-01W5M 039-01W5M 22 May 2017 SIGNA CANAD INPLA N SUNOM HADSO 2/16-10 4-11 QUASA -15 2/07-14 1 07 -14 06-15 07 OBSID BONAV 07-16 HUSKY SUMME 06-16 2/06-15 GAIN G0A7I-N08 10-09 11-10 VESTA ARC R 2/01-14 12-11 USKY H CHEVR R 11 08-11 Y BONAV CHEV 16-10 HUSK HEVR -15 039-01W5M C 10 08-10 S0/04 15-11 W0/04-16 9 039-01W5M 039-01W5M HUSKY SIGNA CANAD 06-11 2/16-10 14-11
R CHEV GAIN GAIN 4-10 W0/0 10-09 11-10
ARC R 12-11 HUSKY 11 08-11 BONAV 039-01W5M 10 08-10 9 039-01W5M 039-01W5M HUSKY FREEH FREEH 06-11 ENCAN 5-02 2/14-02 1 NAL R 14-02 13-04
CHEVR Wednesday, January 9, 2019 1:20,064 W0/04-10 0 750 1,500 3,000 ft
Source: AbaData, January 9, 2019. Legend Abandonded Wellhead Well Downhole Location Kayton Estates Boundary REEH Misc. Wellhead FREEH F Gas Co-op Pipeline (Low Pressure) ENCAN 15-02 14-02 2/14-02 Flowing Gas Wellhead Gas Pipeline NAL R 13-04 Wednesday, January 9, 2019 FIGURE 5 - NATURAL RESOURCES 1:20,064 Kayton Estates Local Area Structure Plan 0 750 1,500 3,000 ft March 2019 N
Source: Red Deer County, February 2019. Legend Electric Poles Abanaonded Gas Kayton Estates Boundary Powerlines Gas Co-op Pipeline (Low Pressure) Utility ROW Gas Pipeline
FIGURE 5 - EXISTING CONDITIONS Kayton Estates Local Area Structure Plan March 2019 N
Legend AG Agriculture Roadways R-1 Country Residential Kayton Estates Boundary C-5 Commercial Recreation
FIGURE 6 - LAND USE CONCEPT Kayton Estates Local Area Structure Plan March 2019
KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Appendix B
APPENDIX B Town of Sylvan Lake Letter
KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Appendix C
APPENDIX C Historic Resources Act Clearance
HRA Number: 4835-19-0010-001 February 07, 2019
Historical Resources Act Approval
Proponent: Red Deer County 38106 Range Road 275, Red Deer County, AB T4S 2L9 Contact: Richard Moje
Agent: Red Deer County Contact: Richard Moje
Project Name: Kayton Estates Area Structure Plan
Project Components: Area Structure Plan / Outline Plan
Application Purpose: Requesting HRA Approval / Requirements
Historical Resources Act approval is granted for the activities described in this application and its attached plan(s)/sketch(es) subject to Section 31, "a person who discovers an historic resource in the course of making an excavation for a purpose other than for the purpose of seeking historic resources shall forthwith notify the Minister of the discovery." The chance discovery of historical resources is to be reported to the contacts identified within Standard Requirements under the Historical Resources Act: Reporting the Discovery of Historic Resources.
Rebecca Traquair Regulatory Approvals Coordinator
Lands Affected: All New Lands
Proposed Development Area:
MER RGE TWP SEC LSD List 5 1 39 10 11-14
Documents Attached: Document Name Document Type location area Illustrative Material
OPaC HR Application # 015257273 Page 1 of 1 HRM Project # 4835-19-0010
KAYTON ESTATES AREA STRUCTURE PLAN Bylaw X-2019 Appendix D
APPENDIX D Public Information Session Materials
LOCATION PLAN
N HWY 815 RED DEER RIVER HWY 11
TWP RD 392 N HWY 808 CITY OF RED DEER RED OF CITY
HWY 595 HWY 20
Kayton Estates Area Structure Plan EXISTING DEVELOPMENT
LEGEND TWP RD 392 AG Agriculture 1 existing lot
R-1 Country Residential 27 existing lots
C-5 Commercial Recreation 1 existing lot
Roadways HWY 20 Kayton Estates Plan Boundary
Kayton Estates Area Structure Plan PROPOSED LAND USE CONCEPT
LEGEND TWP RD 392 AG Agriculture
R-1 Country Residential
C-5 Commercial Recreation
Roadways
HWY 20 Kayton Estates Plan Boundary
Kayton Estates Area Structure Plan 4/1/2019
Kayton Estates Area Structure Plan
1
Agenda
1. Purpose of an Area Structure Plan 2. Introduction to Kayton Estates 3. Background 4. Proposed ASP 5. Intersection Review
2
1 4/1/2019
Section Title (optional) Purpose of an Area Structure Plan
3
Purpose Area Structure Plan
• The creation of ASPs is legislated by the Municipal Government Act (the Act) and are required by the Red Deer County Municipal Development Plan (MDP) MDP Policy 2.2 The County shall require the adoption of a Local or Major Area Structure Plan, prepared in accordance with Section 633 of the Act, prior to the approval of any new proposed industrial or commercial subdivision, or for any proposed multi-lot subdivision.
• ASPs provide a site-specific, detailed framework for rezoning, subdivision, and development; and address land use, density, infrastructure, and development staging.
• There is not an existing Area Structure Plan (ASP) for Kayton Estates Plan Area.
4
2 4/1/2019
Introduction Existing Conditions
5
Introduction Location
6
3 4/1/2019
Section Title (optional) Background
7
Background Overview
• The Plan Area is governed by the: • Red Deer County Municipal Development Plan, • Red Deer County / Town of Sylvan Lake Intermunicipal Development Plan, and • Red Deer County Land Use Bylaw
• All rezonings and subdivision applications were approved by the County over the years, under various circumstances, without an ASP in place.
8
4 4/1/2019
Background Timeline
1962 • Subdivision of a 20-acre parcel located in the southwest corner of the property (Top O’ The Hill Golf Course)
1975 • Remainder was subdivided in half
1992 • Kayton Estates subdivision began • Occurred in five phases over 10 years • The County approved the original Kayton Esates under a previous MDP which did not require an ASP for multi-lot subdivisions 2010 • Various landowners within Kayton Estates expressed interest in re-subdividing their 3-acre Country Residential lots into 1-2 acre parcels.
• Since 2010, 2 applications for re-subdivision were approved (2012, 2017) • Both applications were denied by Red Deer County’s Municipal Planning Commission • The applicants appeals the decisions to the Municipal Government Board of Alberta • The applications were ultimately approved as the MGB overturned the County’s decisions 2018 • A 3rd application for re-subdivision was denied by the County’s Municipal Planning Commission (MPC) • Reasons included not having a planning document in place to guide the development of the area • Alberta Transportation also recommended denial of the application for the same reason – no impacts to the surrounding roadways had been considered
• The applicant appealed the County’s decision to the Municipal Government Board (MGB) of Alberta • The MGB denied the appeal and agreed that an ASP was now required
9
Background Why now?
• In the MGB ruling (Board Order: MGB033/18) it stated,
“an ASP is necessary at this point, to address transportation safety concerns caused by the potential for an increase in density in the quarter section… an ASP for the subject quarter section will provide planning information for future subdivision applications and allow for consultation with the surrounding municipalities.”
10
5 4/1/2019
Background Process moving forward
Application for re-subdivision
-Full stop-
Creation of an Area Structure Plan • Transportation review (Alberta Transportation) • Public consultation
Approval of Area Structure Plan (Red Deer County)
Application for rezoning or subdivision
11
Section Title (optional) Proposed Area Structure Plan
12
6 4/1/2019
Proposed ASP What is proposed?
• The ASP does not propose any new land uses • Keyton Estates will remain a large lot community with Country Residential (R1) land use.
• Provides guidance and outlines the County’s approval process for rezoning and subdivision (Land Use Bylaw)
• No changes to roadway standards or servicing
• Identifies generalized phasing for future development
13
Proposed ASP No change to land uses
Existing Land Use Designation Proposed Land Use Designation
14
7 4/1/2019
Section Title (optional) Intersection Review
15
Intersection Review Intersection review
• In accordance with the MGB’s ruling; Alberta Transportation (AT) required a review of the development’s impact on the surrounding roadway network
• To reduce the burden placed on the applicant, AT reviewed the intersection themselves
• The scope of the review was to: • Determine the intersection required to support full build-out and • Confirm whether the existing intersection meets or exceeds that standard
16
8 4/1/2019
Intersection Review Highway 20 / Township Road 392
17
Intersection Review Results
• Hwy 20/ Twp Rd 392 is currently constructed to a Type 4b intersection • Type 4b is estimated to accommodate up to 35 total Country Residential lots • There are 27 existing lots in Kayton Estates – so there can be 8 more
• Beyond 35 total units, a Type 4c intersection would be required • Type 4c is estimated to accommodate up to 62 total Country Residential lots
This type of safety concern is why Area Structure Plans are required; and why Alberta Transportation, Red Deer County, and Lacombe County are required to carefully monitor subdivision in the area.
18
9 4/1/2019
Intersection Review Implications
Kayton Estates Phasing
• Phase One • Is limited to the creation of 8 additional residential lots; creating no more than 35 total residential lots within the quarter section
• Phase Two • Is considered any development beyond the 35 total residential lots within the quarter section • Would trigger the need for an intersection upgrade
• The upgrade may be needed sooner if there is additional development surrounding the intersection, outside of Kayton Estates
19
Questions?
20
10 4/1/2019
Existing Planning Municipal Development Plan
Town of Sylvan Lake Intermunicipal Development Plan
21
Existing Planning Intermunicipal Development Plan
Residential & Recreation Designations
22
11
From: Chris Johnson > Subject: Re: Meeting about Area Structure Plan (ASP) - Kayton Estates... Date: March 19, 2019 at 9:57:31 PM MDT To: Blair Morris
Hello Blair,
This is exciting for you guys. We have no issues over here with you subdividing, it really does not effect us in anyway. I/we would like to attend the meeting, however I have committed to the school council meeting this Thursday night and Mike’s not off work till 5:30pm. Sometimes the meeting gets rescheduled last minute, so if that’s the case I could come. I can keep you posted. Good luck!
~Christa~
From: Shannon Rose Pasiuk < Subject: Re: Meeting about Area Structure Plan (ASP) - Kayton Estates... Date: March 20, 2019 at 11:59:51 AM MDT To: Blair Morris
We are fully supportive of you subdividing. You are an engaged, responsible and caring community contributor that will only further strengthen our Kayton Estates neighbourhood. We hope to see you living out here full time within the next year or two!! Lots of space on your 5 acres for one more residence.
Sent from my iPhone
From: Marcia Anderson < > Date: March 21, 2019 at 4:52:11 PM MDT To: Blair Morris
To whom it may concern:
I am in support of Blair and Cori Morris being able to subdivide. I feel they would be awesome additions to our great community of Kayton Estates.
Thank you,
Marcia Anderson 11 Kayton Estates