Sturgeon Valley South Area Structure Plan
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May 2021 Our Future Valley: Sturgeon Valley South Area Structure Plan Bylaw No.: 1555/21 Date Adopted: Date Amended: STURGEON VALLEY SOUTH | STURGEON COUNTY Our Future Valley: Sturgeon Valley South Area Structure Plan Structure Area South Valley Sturgeon Valley: Future Our FOREWORD In spring 2019, the Edmonton Metropolitan Region Board (EMRB) amended the Edmonton Metropolitan Region Growth Plan (EMRGP) to add in special policies relating to the Sturgeon Valley area of Sturgeon County. The area, deemed as the “Sturgeon Valley Special Study Area” (SVSSA) within the EMRGP, borders existing residential development in Sturgeon County, CFB Edmonton, the City of St. Albert, and the City of Edmonton. To meet the goals, objectives, policies, and aspirations of the EMRGP, specifically those contained within the SVSSA, and to align with other County policy documents, Sturgeon County undertook a comprehensive review and rewrite of its existing Sturgeon Valley Area Structure Plan (ASP) with the creation of a new ASP for the “Sturgeon Valley Special Study Area”. This new ASP has been called “Sturgeon Valley South Area Structure Plan”. The framework provided in this new ASP is both visionary and tangible, containing innovative and agile approaches to land use planning and development married to objectives and policies that contain clear tools for monitoring and implementation. ACKNOWLEDGMENTS Sturgeon County would like to thank the following individuals and groups for their participation in the re-envisioning of Our Future Valley – Sturgeon Valley South ASP: » Sturgeon County, City of Edmonton, City of St. Albert, CFB Edmonton, EMRB, » Sturgeon County Council and Administration » Stakeholders/Public » Developers » V3 Companies of Canada Ltd., Bunt and Associates, Applications Management, Spencer Environmental, Serecon Sturgeon County STURGEON VALLEY SOUTH | STURGEON COUNTY Our Future Valley: Sturgeon Valley South Area Structure Plan Structure Area South Valley Sturgeon Valley: Future Our CONTENTS 1. INTRODUCTION 1 1.1 PURPOSE 1 1.2 INTERPRETATION 3 1.3 PLAN AREA 3 1.4 REGIONAL INFLUENCES 5 1.5 STURGEON COUNTY PLANNING DOCUMENTS 7 1.6 ALBERTA ENVIRONMENT AND PROTECTION OF STURGEON RIVER FLOOD HAZARD STUDY 10 2. STURGEON VALLEY SOUTH PLANNING PROCESS 11 2.1 PROCESS OVERVIEW 11 2.2 TRI-PARTY COLLABORATION 11 2.3 COMMUNITY CONSULTATION 12 3. STURGEON VALLEY SOUTH: CONTEXT 13 3.1 TOPOGRAPHY 13 3.2 DRAINAGE 14 3.3 AGRICULTURAL 16 3.4 EXISTING LAND USE AND DEVELOPMENT 16 3.5 EXISTING MUNICIPAL INFRASTRUCTURE 16 3.6 PROTECTIVE AND EMERGENCY SERVICES 18 3.7 DEVELOPMENT CONSTRAINTS 18 4. STURGEON VALLEY SOUTH: VISION 19 5. STURGEON VALLEY SOUTH: POLICIES 22 5.1 OVERVIEW 22 5.2 TRANSITIONAL DEVELOPMENT 24 5.3 RESIDENTIAL 25 5.4 COMMERCIAL/MIXED USE DEVELOPMENT 26 5.5 LIGHT INDUSTRIAL 27 5.6 AGRICULTURE 28 5.7 PARKS, SCHOOL, OPEN SPACE AND ENVIRONMENTAL RESERVE 28 5.8 COMMUNITY SERVICES 31 5.9 GREEN DEVELOPMENT 32 5.10 TRANSPORTATION 33 5.11 UTILITY SERVICES 36 5.12 INTER-MUNICIPAL COORDINATION 44 Sturgeon County STURGEON VALLEY SOUTH | STURGEON COUNTY Our Future Valley: Sturgeon Valley South Area Structure Plan Structure Area South Valley Sturgeon Valley: Future Our 6. STURGEON VALLEY SOUTH IMPLEMENTATION 45 6.1 AMENDMENT TO THE AREA STRUCTURE PLAN 45 6.2 NEIGHBOURHOOD AREA STRUCTURE PLANS (NASPS) 46 6.3 REDISTRICTING AND SUBDIVISION 49 6.4 OFFSITE LEVY REQUIREMENTS 49 7. DEFINITIONS 50 APPENDICES APPENDIX A TRAFFIC ANALYSIS APPENDIX B: FISCAL IMPACT ASSESSMENT APPENDIX C: STORMWATER ANALYSIS STUDY APPENDIX D: ENVIRONMENTAL ANALYSIS APPENDIX E: STURGEON VALLEY FISCAL IMPACT ASSESSMENT APPENDIX F: STURGEON COUNTY COMMERCIAL ANALYSIS APPENDIX G: AGRICULTURAL IMPACT ASSESSMENT APPENDIX H: ISL MEMO APPENDIX I: GROWTH STRATEGY APPENDIX J: ENGAGEMENT PROCESS APPENDIX K: MAPS Sturgeon County STURGEON VALLEY SOUTH | STURGEON COUNTY Section 1: Introduction Section 1. INTRODUCTION 1.1 PURPOSE The purpose of the Sturgeon Valley South Area Structure Plan (herein referred to as “the Plan”) is to guide the development of the Plan area in an orderly and phased manner, and in a direction that provides a framework for complete communities. The Plan is intended to drive development in the Sturgeon Valley in a contiguous, compact manner, with transitions that are sensitive to existing landowners, surrounding agricultural areas, and the metropolitan boundaries. The Plan focuses on strategic priority areas as outlined in the Municipal Development Plan with a focus on the build out of Planning Areas 1 & 2 with the remaining Planning Areas 3, 4 & 5 recognized as future planning phases (Figure 1). This is to enable the municipality to manage infrastructure requirements for the ongoing development of the Plan area along with aligning with the policies and objectives of the Edmonton Metropolitan Region Growth Plan (EMRGP). As additional Planned Areas are considered they will be required to update the Plan in relation to servicing to accommodate for water, wastewater and stormwater. Key elements to be retained for the overall build out will be meeting the required minimum densities and understanding the importance of protecting future transportation corridors. Sturgeon County 1 STURGEON VALLEY SOUTH | STURGEON COUNTY Section 1: Introduction Section ▼ FIGURE 1: Planning Areas | V3 Companies of Canada KEY PLAN: Rge Rd 245 Rd Rge Sturgeon Rd East Twp Rd 544 Rge Rd 252 Sturgeon County - Sturgeon Valley Area Structure Plan LEGEND: Coal Mine Rd NASP Planning Area - Approved to Proceed PLANNING STURGEON Future NASP Planning Areas AREA 5 VALLEY CORE 28 Hwy Existing Parcels PLANNING 127 Street Extension ROW (Arterial Roadway)244 Rd Rge AREA 4 Existing Railway Line Bellerose Dr Rge Rd 253 Rd Rge PLANNING CFB AREA 2 Rge Rd 245 Rd Rge Sturgeon Rd PLANNING AREA 1 Rge Rd 250 Rd Rge PLANNING Rge Rd 251 Rd Rge AREA 3 Twp Rd 542 Hwy 28 DATA SOURCES: Sturgeon County City of Edmonton - Open Data Government of Canada - Open Data Edmonton Metropolitan Region Board - Open Data CITY OF ST. ALBERT CLIENT: STURGEON COUNTY TITLE: CITY OF PLANNING AREAS EDMONTON PROJECT: C19-048 DATE: 23/04/2021 DESIGNED: Aman Jhawer CHECKED: Nick Pryce SCALE: 1:25,000 (11”x17” Paper Size) 0 0.5 1.0 KM V3 Companies of Canada Ltd. 2899 Broadmoor Blvd Suite 130, Sherwood Park, AB T8H 1B5 LEGEND 780.482.3700 “Visio,” “Vertere,” “Virtute” or “The Vision to Transform with Excellence” NASP Planning Area - Approved to Proceed Future NASP Planning Areas SCALE: 1:15,000 Existing Parcels 0 0.5 1.0 Existing Railway Line 2 Sturgeon County STURGEON VALLEY SOUTH | STURGEON COUNTY Section 1: Introduction Section 1.2 INTERPRETATION Figures All symbols, locations, and boundaries shown in the figures of this Plan are intended to be interpreted as conceptual unless otherwise stated in the document, or where they coincide with clearly recognizable physical or fixed features within the Plan area. Locations of infrastructure and other fixed elements should be independently confirmed. Policies All policy statements containing “shall” are mandatory and must be implemented. Where a “shall” policy proves impractical, an applicant may apply to amend the Plan. All policy statements containing “should” are an advisory statement and indicate the preferred objective, policy and/or implementation strategy of the County. If the “should” statement is not followed because it is impractical or impossible, the intent of the policy may be met through other agreed-upon means. Where “may” is used in a policy it denotes a choice in applying the policy, creating discretionary compliance or the ability to vary the requirements to achieve the intent of the vision and objective of the Plan. Definition With the exception of those words, terms outlined in the definitions section of the Plan, all other words, terms and phrases shall retain the definition from the County’s Municipal Development Plan, the Land Use Bylaw, the Municipal Government Act, or any other provincial legislation. 1.3 PLAN AREA The Plan area covers approximately 1,750 hectares (Figure 2) of land, all completely contained within Sturgeon County. It is geographically positioned to the west of the Highway 28 and the Canadian Forces Base (CFB); to the north of the City of Edmonton; to the north east of the City of St Albert and to the south of the established Sturgeon Valley residential development. The Plan area already contains a level of water and sanitary services generally located east of Sturgeon Road along with plans for future upgrades. The Plan provides the structure and policy to guide the development of Neighbourhood Area Structure Plans (NASPs) for the Planning Areas identified in Figure 1. As part of the Plan process, County Council provided initial direction on future development of residential/mixed-use and non-residential Planning Areas (Planning Areas 1 and 2). While the Plan’s primary focus is on these two Planning Areas, the Plan serves as a framework for all other areas to ensure that development can be responsive to future servicing needs, market demands, changes in technology and growth opportunities. The reasons behind the two approved Planning Areas proceeding are based on the following factors in order of priority: 1. Transportation infrastructure needs, especially the development of future 127 Street connecting to the Anthony Henday to accommodate for growth and to reduce traffic pressures on other adjoining communities. 2. The identification through the County’s Commercial Development Analysis (2020) and engagement with CFB of the opportunity for development of non-residential along Highway 28. 3. The ability for new residential and mixed-use growth in Planning Area 1 to accommodate the projected population for the County as outlined in the Edmonton Metropolitan Region Growth Plan. 4. Access to existing water and sanitary services and stormwater management. The remaining areas will be considered as future Planning Areas that will require an amendment to this Area Structure Plan and meeting the criteria outlined in the implementation section prior to moving forward with the development of a Neighbourhood Area Structure Plan (NASP).