Waskasoo LASP to Be Future Estate Residential, Residential, Commercial, and Waskasoo Creek Parkway Environmental Area

Bylaw #

TABLE OF CONTENTS

1.0 Introduction ...... 3 1.1 Purpose ...... 3 2.0 Site Context ...... 3 2.1 Location ...... 3 2.2 Site Characteristics ...... 4 3.0 Policy Context ...... 6 3.1 Municipal Government Act ...... 6 3.2 Red Deer County / City of Red Deer Intermunicipal Development Plan ...... 7 3.3 Red Deer County Municipal Development Plan ...... 7 3.4 Gasoline Alley West Major Area Structure Plan ...... 7 3.5 Economic Development Strategy ...... 7 4.0 General Principles ...... 8 5.0 Land Use Concept ...... 8 Residential ...... 8 Commercial ...... 9 Park Space / Waskasoo Creek Trail Connector ...... 9 Insitutional ...... 10 Public Utility ...... 10 Land Use Concept Summary ...... 10 6.0 Policy Direction ...... 11 6.1 General Policies ...... 11 6.2 Estate Residential ...... 11 6.3 Low Density Residential ...... 12 6.4 Medium Density Residential ...... 13 6.5 Manufactured Home Park ...... 14 6.6 Commercial ...... 15 6.7 Park Space / Waskasoo Creek Trail Connector ...... 16 6.8 Institutional ...... 18 6.9 Existing Land Uses ...... 18 6.10 Water Services ...... 18 6.11 Sanitary Sewer Services ...... 19 6.12 Stormwater Management ...... 20 6.13 Franchise / Shallow Utilities...... 20

6.14 Transportation ...... 21 6.15 Pipelines and Oil Wells...... 22 7.0 Implementation ...... 22 7.1 Interpretation ...... 22 7.2 Phasing ...... 23 7.3 Land Use Bylaw Amendments ...... 23 7.4 Pre-development Review ...... 23 7.5 Plan Amendments...... 23 7.6 LASP Plan Review ...... 24 7.7 Financial / Budgetary Considerations ...... 24 Figure 1.0 Land Location / Plan ...... 26 Figure 2.0 - Existing Land Uses ...... 27 Figure 3.0 - Natural Features ...... 28 Figure 4.0 - Topography / Drainage ...... 29 Figure 5.0 - 1:100 Yr Flood Mapping ...... 30 Figure 6.0 - Existing Utilities Map ...... 31 Figure 7.0 Proposed Utilities Map (Water & Sewer) ...... 32 Figure 8.0 - Land Use Concept ...... 33 Figure 9.0 - Transportation Plan ...... 34 APPENDIX ...... 36

1.0 INTRODUCTION

1.1 PURPOSE The purpose of the Waskasoo Local Area Structure Plan (LASP) is to provide a land use planning framework for the subdivision and development of the following lands:  SE-32-37-27-W4M  SW-32-37-27-W4M  Lot 3, Block 1, Plan 9022551, SW-32-37-27-W4M  Lot 2, Block 1, Plan 9022551, SW-32-37-27-W4M  NE-29-37-27-W4M  NW-29-37-27-W4M  Block 1, Plan 8120892, NW-29-37-27-W4M  Lot 2, Block 2, Plan 9524722, SW-29-37-27-W4M  Lot 1, Block 2, Plan 9524722, SW-29-37-27-W4M  NE-30-37-27-W4M  SE-30-37-27-W4M

2.0 SITE CONTEXT

2.1 LOCATION The Plan area is roughly 154 ha (380 acres) in size located within Gasoline Alley West, directly south west of the City of Red Deer, straddled between Highway 2 and Highway 2A. An additional location map can be found in Figure 1.0.

Plan Area

2.2 SITE CHARACTERISTICS Plan Area and Surrounding Land Uses

The entire Plan area is currently zoned Direct Control District #9, Liberty Crossing at Gasoline Alley West Urban Design Plan. This direct control district must be read in conjunction with the urban design plan, which generally include land uses such as conservation residential, single family residential, multiple family residential, comprehensive residential, and institutional/public use areas. For an aerial illustration, please see Figure 2.0, Existing Land Uses map.

Land located directly north of the Waskasoo Plan area, south of Highway 2A, are also included within DCD #9, which generally include conservation residential and institutional/public use zones.

Waskasoo Estates subdivision is located directly east of the Waskasoo Plan area. The existing residential subdivision serves as a manufactured home park, which caters to both families and seniors housing.

Lands south of the Plan area are generally a range of commercial and residential uses. The Liberty Landing residential community, currently zoned as Direct Control District #9A, offers a wide range of urban standard housing options. Additionally, there is an existing country residential subdivision located adjacent to the southern tip of the Plan Area.

Lastly, areas west and north-west of Highway 2A include a mix of primarily agricultural and country residential land uses.

Topography

The topography of the Plan area is a mix of flat and rolling terrain and includes a number of low lying wetland areas along Waskasoo Creek which meanders throughout the Plan Area. Significant treed areas are located in the northern portion of the Plan Area along the Waskasoo Creek tributary, as seen in Figure 3.0.

Drainage

The majority of surface water within the Plan Area currently drains into Waskasoo Creek as illustrated in Figure 4.0. Generally the highest points of the Plan Area are located at SE & SW-32-37-27 W4M. A Surface Runoff Drainage Master Plan was prepared by Tagish Engineering Ltd. in 2003. This study area covers parts of the Waskasoo Creek Basin. It should be noted that there are large tracts of land within the Waskasoo Creek Basin that do not have natural outlets for surface runoff. Wetlands and permanent detention features should be created throughout in order to improve water quality and to enhance the natural environment within the Plan area.

1:100 Flood Occurrence

Alberta Environment completed the Upper Red Deer River Flood Study, which included Waskasoo Creek in the fall of 2019. The study assessed and identified river-related hazards along 85 km of the Red Deer River and 17 km of Bearberry Creek, through Red Deer County, Clearwater County, and Mountain View County. The floodway mapping developed through this study were based on thirteen different sized floods. For the purpose of this Local Area Structure Plan, Red Deer County focused on the 1:100 flood plain model, which can be seen in Figure 5.0. This flood mapping has had a profound impact on the Waskasoo Land Use Concept as it has been used to help mitigate future development damage.

Soils

The Plan area has soils that are characterized as being extremely sandy with sand making up the vast majority of the soil content.

Vegetation

The majority of the natural vegetation within the developed areas has been removed or has been converted for agricultural uses. Vegetation within the undeveloped areas and natural areas, includes a mix of a grass lands, riparian areas, scrub brush, and large treed areas particularly in the area directly west of the Waskasoo Estates development, north of Waskasoo Avenue and east of Highway 2A.

Oil & Gas Infrastructure

Existing oil and gas infrastructure has been identified within Figure 6.0. Based on information provided by the Province (Alberta Energy Regulator (AER)), there are no abandoned wells located within the Plan area. There is a utility right of way for a proposed Atco Gas & Pipelines transmission line located in the far north-east portion of the Plan Area at SE-32-37-27 W4M. ATCO Gas and Pipelines Service provide the Plan Area with natural gas.

Transportation – Existing and Future

Existing road networks within the Plan Area are comprised of Waskasoo Avenue, Range Road 275, Lantern Street, and Township Road 375. Private residences have access to their parcels via Township Road 375 within the northern portion of the Plan Area. Lantern Street is a busy roadway as it serves as the main access point to Gasoline Alley West from Highway 2A. Waskasoo Avenue and Range Road 275 also serve as access points to private residences on the southern end of the Plan Area.

The future transportation network for the Waskasoo Plan Area is delineated in Figure 9.0. Currently Red Deer County is developing the Liberty Avenue extension. A collector road will be constructed on the north undeveloped portion of the Liberty Avenue traffic circle, which will ultimately connect up to Township Road 375. Part of the extension will include constructing a bridge over Waskasoo Creek. The existing bridge crossing that provides access to Township Road 375 from Laura Avenue will be decommissioned once the Liberty Avenue extension is completed. A future collector road linking up to the Liberty Avenue extension is proposed within the north half of the Plan Area to provide access to future residential developments, as depicted in the Land Use Concept, Figure 8.0.

Two collector roads are identified for lands immediately west of Lantern Street to provide access to future commercial and residential areas. The proposed collector road routed between Waskasoo Avenue and Lantern Street is intended to link up with Memorial Parkway in the future.

The southernmost proposed collector road is intended to provide access to estate residential lots and provide access to both Waskasoo Avenue and Range Road 275. It is suggested that no more than one bridge crossing be accommodated over Waskasoo Creek within this portion of the Plan Area in order for estate residential development to be economically viable.

Although Waskasoo Avenue is technically on the cusp of the Plan Area, it is important to note the future road closures between the future Memorial Parkway connection and Lantern Street. The existing roadway between Lantern Street and Laura Avenue has already been decommissioned. Both roadway closures have been identified in red within Figure 9.0.

Water – On Site, Gasoline Alley System

Water within the plan area is currently supplied by a mix of individual wells and a piped, potable water system. All of the industrial and commercial properties, as well as the Waskasoo Estates and Liberty Landing developments surrounding the Plan Area are supplied with piped municipal water. The various residential acreage developments are currently serviced by individual water wells.

Waste Water

Currently waste water is handled through a combination of individual septic systems used to service country residential parcels and a piped sanitary sewer system connected to the Waskasoo Regional Sewer line which services the developed areas within Gasoline Alley West.

Shallow Utilities – Electrical, Gas, Telecommunications

There are numerous electrical transmission lines that run throughout the Plan Area, which can be seen in Figure 6.0. Transmission lines are generally located within existing roadway right-of-ways, and surrounding lands are generally undeveloped.

There are currently no communication towers located within the Plan Area. The closest communication tower is located close to the Waskasoo Estates development, which is located directly east of the property.

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 Waskasoo Local Area Structure Plan is to be adopted as a statutory plan and has been developed in accordance with Section 633 of the Municipal Government Act.

3.2 RED DEER COUNTY / CITY OF RED DEER INTERMUNICIPAL DEVELOPMENT PLAN

The Intermunicipal Development Plan identifies the Plan Area as a Red Deer County growth area. All policies referring to this particular growth area were considered in the development of this document including the following which makes specific reference to Gasoline Alley in Policy 3.4.3, (c), (I):  Require that the Gasoline Alley/Liberty Crossing Growth Area shall be limited to a maximum residential population of approximately 8,000 persons.  The County shall limit the height of buildings in the Gasoline Alley/Liberty Crossing Growth Area to a maximum of four storeys, except for a maximum of four buildings that could be allowed to exceed four storeys. One of these buildings could be comprised entirely of office space and could be allowed to a height that does not exceed 12 storeys. The remaining three buildings cannot have more than two floors of office space and cannot exceed eight storeys in height.  The County shall identify the criteria that must be met in order consider allowing the four buildings to exceed four storeys.  The County shall incorporate and maintain these provisions into its urban design plans, area structure plans and the Land Use Bylaw (as an overlay district) to implement this policy.

3.3 RED DEER COUNTY MUNICIPAL DEVELOPMENT PLAN

The 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 Municipal Development Plan requires Local Area Structure Plans, to be prepared in accordance with Section 633 of The Municipal Government Act. A Local ASP provides a more site- specific detailed planning framework for smaller land bases.

The Waskasoo Local Area Structure Plan adheres to the direction provided by the Municipal Development Plan which currently directs residential, industrial, and commercial development to this area.

3.4 GASOLINE ALLEY WEST MAJOR AREA STRUCTURE PLAN

The Gasoline West Major Area Structure Plan (MASP) was adopted in 2016 for an area within the County commonly referred to as Gasoline Alley West. The entire MASP area is comprised of approximately 627 ha (1,550 acres) of land located within Red Deer County and is bounded by the City of Red Deer to the north, Queen Elizabeth II Highway (QE II) to the east and Highway 2A to the west.

The Gasoline Alley West MASP identifies lands within the Waskasoo LASP to be future estate residential, residential, commercial, and Waskasoo Creek parkway environmental area.

3.5 ECONOMIC DEVELOPMENT STRATEGY

The Red Deer County Economic Development Strategy was adopted by County Council in January 2017. Gasoline Alley West is an up and coming community that will promote, job growth, business diversity, and a healthy environment. A new 184 unit seniors/dementia care facility and an extended stay hotel have recently been constructed both of which were previously unavailable in the central Alberta region.

Along with these facilities comes a much desired medical hub; a pharmacist, eye doctor, dentist and other medical related businesses are establishing themselves in Gasoline Alley. There is already quite the financial hub existing with the many accounting firms that have located in Gasoline Alley West and is continuing to grow.

Gasoline Alley West is also be home to Liberty Landing, a new residential community. This subdivision, along with a recently approved mixed use commercial/residential multi-story building will complement the current existing service industry facilities available within the area.

Gasoline Alley West is moving towards a more livable / workable community with the inclusion of sidewalks and bus stops to help the community become more accessible. Bus transportation has been available for the past couple of years with service to Red Deer as well as Springbrook.

Gasoline Alley is becoming one of the more desirable places to establish a business. Red Deer County’s new Economic Development Strategic Plan has a focus on Gasoline Alley West and the great ways we can gather community together and prosper.

4.0 GENERAL PRINCIPLES

Red Deer County identifies within its Municipal Development Plan 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: 1. Allow for the development of a variety of land uses; 2. Minimize the impact of development on adjacent lands; 3. Ensure appropriate transitioning between varying land uses; 4. Ensure safe, efficient and effective municipal infrastructure (i.e. roads, sanitary sewer, water, and storm water facilities); 5. Incorporate natural features and retain open spaces whenever possible; and 6. Promote energy efficiency through building design and infrastructure.

5.0 LAND USE CONCEPT

The Waskasoo LASP is intended to provide a framework for the orderly subdivision and development of the subject lands in accordance with the Land Use Concept and the following policies. The Waskasoo area is envisioned to provide a multitude of residential and commercial options, while protecting existing natural features (see Figure 8.0). The Land Use Concept is primarily based on the direction provided by the Gasoline Alley West Major Area Structure Plan and input received from environmental experts and local landowners.

RESIDENTIAL

The Waskasoo Area Structure Plan allows for wide of variety of housing options as originally envisioned under the Gasoline Alley West Area Structure Plan. Residential land uses within the Plan area have been divided into the following four categories: Estate Residential

These areas are intended for the development of clustered multi-lot, small acreage style subdivisions with lot sizes ranging from 0.3 to 1.0 acres.

Low Density Residential Areas identified as Low Density Residential are intended for traditional single family housing with front attached garages or with detached garages located in rear yards dependent on rear lane access availability.

Medium Density Residential These areas are intended for affordable multi-family housing such as four-plex, town house and row house developments.

Manufactured Home Park Residential This area is to allow for the development of a manufactured home park with internal road infrastructure and lot size that could allow this area to be converted to a low density, single family residential development at some point in the future.

COMMERCIAL

The Commercial area is intended for a variety of suitably located neighbourhood commercial development, general commercial as well as mixed use commercial residential development.

General Commercial General commercial development may be located anywhere within the Commercial area but will generally be directed to areas fronting main arterials such as Lantern Street. General commercial developments typically include, but are not limited to such uses as car dealerships, medium to large format retail stores and may include compatible light industrial developments such as offices, multi-bay contractor service developments, and light manufacturing with very limited outdoor storage.

Neighbourhood Commercial Neighbourhood commercial developments include those that are geared toward serving local area residents such as convenience stores, gas stations, personal care facilities, and neighbourhood grocery stores. These types of developments are typically located near the entrance or exit points to major residential areas.

Mixed use Commercial Residential Development Mixed use commercial developments are generally larger, planned developments that include a mix of compatible and complementary commercial and medium to high density residential uses. Commercial uses within mixed use commercial developments are primarily focused on serving the residents who live within these developments as well the general public. Suitable uses include but are not limited to restaurants, entertainment venues, grocery stores, personal services and as well as retail stores.

PARK SPACE / WASKASOO CREEK TRAIL CONNECTOR

The Park/Open Space areas located throughout the plan area consists of lands that have been dedicated to the County in the form of municipal reserve as a result of previous subdivisions, as well as lands that

9 would be suitable for future environmental reserve and municipal dedications adjacent to Waskasoo Creek. The Waskasoo Creek Park/Trail corridor is a major feature within the Waskasoo LASP area that provides an excellent opportunity for the creation of an extensive public linear park and trail system.

INSITUTIONAL

The area designated Institutional is envisioned solely for the development of a school, as determined/required by the Province, that will serve the Gasoline Alley West, Penhold and Springbrook communities.

PUBLIC UTILITY

Areas identified as Public Utility represent proposed locations of the various storm water ponds that will be required in order serve the southwest portion of the Plan area. Storm water runoff will be directed to the identified storm water ponds via ditches in road right of ways and culverts. In accordance with Provincial storm water management guidelines, the Plan area will be constructed in such a manner as to be able to detain storm water up to a 1:100 year event.

LAND USE CONCEPT SUMMARY

LAND USE SUMMARY TABLE Area (ac) Area (ha) GDA%

Gross Area 388 157 Gross Developable Area (GDA) – Park Space / Waskasoo Creek Trail Connector 275.6 111.5 100%

Residential Estate Residential 110.5 44.7 40.1% Low Density Residential 19.0 7.7 7% Medium Density Residential 13.0 5.2 5% Manufactured / Single Detached Homes 53.8 21.8 19.5%

Commercial Commercial 64.6 26.2 23.5%

Public Utility Storm Pond 1.3 0.5 0.5%

Public Service Institutional 12.2 4.9 4.4% Park Space / Waskasoo Creek Trail Connector 112.4 45.3 N/A

6.0 POLICY DIRECTION

The following section includes policy direction for each of the individual future land use areas, existing land uses, municipal infrastructure, parks and open space, and transportation.

6.1 GENERAL POLICIES

The following General Policies are intended to apply to the entire Plan Area. 6.1.1 The Land Use Concept map (Figure 8.0) shall provide the primary means for determining the location of land uses within the Plan area. Any proposed land use that represents a major departure or change from the Land Use Concept map shall require an amendment to the LASP.

6.1.2 Off-site levy charges shall apply to all new development within the Plan Area in accordance with Gasoline Alley Offsite Levy, Bylaw 2014/23.

6.1.3 Builders and business owners shall be encouraged to design, locate and construct buildings with the objective of reducing natural resource and non-renewable energy consumption.

6.1.4 Developers shall consider building orientation when designing subdivisions in order to improve energy efficiency by taking advantage of passive solar heating and cooling, and/or energy reduction due to shading.

6.1.5 A Historical Resources Act review of any lands proposed to be developed must be performed prior to any land disturbance in order to identify any possible historic resource concerns.

6.1.6 Site planning for all proposed land uses should integrate the principles of “Crime Prevention through Environmental Design” (CPTED) to the maximum extent practicable.

6.1.6 A non-vehicular pedestrian trail network shall be located within the Park Space / Waskasoo Creek Trail Connector as indicated within the Land Use Concept.

6.1.7 All new developments located directly adjacent to the Waskasoo Creek Trail Connector shall address the park area and provide connection points to the area whenever possible.

6.1.8 No new development other than trails and walkways including associated park furniture and essential public park infrastructure shall be allowed within the 1:100 year floodway as indicated in Figure 5. The actual location of the floodway boundary shall be determined by the developer to the satisfaction of the County at the time development. Any minor modification to the 1:100 year floodway boundary shall not require an amendment to the Waskasoo Creek Trail Connector land use area.

6.2 ESTATE RESIDENTIAL

Goal: To facilitate the development of a diversity of housing and lifestyle choices which includes lower density residential developments.

Objectives: 1. To provide areas for the development of multi-lot estate style residential developments. 2. To reduce the impact of estate residential developments on the natural environment.

Policies:

6.2.1 All estate residential development shall generally be located within the areas identified as estate residential within the Land Use Concept map (Figure 8.0).

6.2.2 All new estate residential development shall be redistricted to, and developed in accordance with, an appropriate County land use bylaw district (i.e. Estate Residential – R-3).

6.2.3 All new estate residential developments shall adhere to conservation subdivision design principles (where there are existing natural features worth protecting) in accordance with the Municipal Development Plan.

6.2.4 Developments shall be designed to incorporate and conserve large existing treed areas and the natural character of the site wherever possible.

6.2.5 All new estate residential developments shall be serviced by municipal water and waste water systems.

6.2.6 Existing drainage patterns shall not be altered unless it can be shown that the proposed changes will not have any adverse effects on receiving water bodies.

6.3 LOW DENSITY RESIDENTIAL

Goal: To allow for standard residential style of housing comprised of single family dwellings.

Objectives: 1. To identify areas that are suitable for low density residential development. 2. To allow for multiple styles of single family dwellings Policies: 6.3.1 All traditional, low density, single family residential development shall generally be directed to and located within the areas identified as low density residential within the Land Use Concept (Figure 8.0).

6.3.2 Lot density within this land use area shall be a minimum of 17 lots/net developable ha.

6.3.3 All low density single family residential developments shall be redistricted to an appropriate County Land Use Bylaw district (i.e. R-3) as amended from time to time.

6.3.4. Single family dwellings shall mainly be comprised of housing with attached front garages in all areas where rear access is not available.

6.3.5 The primary access for residential dwellings with front attached garages shall be via the front street.

6.3.6 Single family housing may also be permitted with detached garages but only if access to the garage can be provided via a rear lane.

6.3.7 New developments should utilize existing natural features such as variances in natural topography, water courses, and tree stands whenever possible to separate uses.

6.3.8 Pedestrian connectivity must be addressed at the subdivision stage. All required sidewalk infrastructure must be constructed in accordance with Red Deer County’s Design Guideline Specifications.

6.3.9 Streetscape infrastructure within low density residential areas, such as neighbourhood monument signage must be developed in accordance with Red Deer County’s Land Use Bylaw landscaping requirements and Design Guideline Specifications.

6.4 MEDIUM DENSITY RESIDENTIAL

Goal: To allow for more affordable and varied types of residential housing.

Objectives: 1. To identify areas that are suitable for medium density residential development. 2. To allow for multiple styles of duplex and townhome style dwellings

Policies: 6.4.1 All duplex and townhouse development shall generally be located within the areas identified as medium residential within the Land Use Concept (Figure 8.0).

6.4.2 Densities within these areas shall be no less than 35 dwelling units per ha and no greater than 75 dwelling units per net developable ha.

6.4.3 Duplex housing, as defined by the Land Use Bylaw, shall be permitted in accordance with the County’s Land Use Bylaw and Building Code.

6.4.4 Duplex dwellings with either attached or detached garages shall generally be comprised of bi- level or two-storey homes with single or double sized garages.

6.4.5 Townhomes, as defined in the Land Use Bylaw, shall be constructed as three or more dwellings joined side-by-side which do not have dwellings either above or below with common walls extending from the foundation to the roof.

6.4.6 Duplex and townhomes with attached garages shall face the front street and shall only be accessed via the front street.

6.4.7 Duplex and townhomes with detached garages must have the garage located in the rear yard and shall only be permitted in areas where there is a rear lane. Detached garages shall only be accessed via the rear lane.

6.4.8 New developments shall utilize existing natural features such as variances in natural topography, water courses, and tree stands to separate uses.

6.4.9 Pedestrian networks such as sidewalk accommodation must be identified at the subdivision stage and be designed and constructed in accordance to Red Deer County’s Design Guideline specifications.

6.4.10 Streetscape planning for residential areas must be developed in accordance with Red Deer County’s Land Use Bylaw landscaping requirements and Design Guideline specifications.

6.5 MANUFACTURED HOME PARK

Goal: To allow for more affordable and varied types of residential housing in the form of a manufactured home park.

Objectives: 1. To identify an area that are suitable for a residential manufactured home park. 2. To allow for more affordable housing options with designated family and seniors residences.

Policies: 6.5.1 All manufactured homes as defined by the County’s Land Use Bylaw, shall generally be located within the area identified as Manufactured Home Park on the Land Use Concept map (Figure 8.0).

6.5.2 An overall site plan must be developed and approved by the County for the area prior to the construction of any portion of the Park An approved comprehensive siting plan shall be required prior to the development of any portion of the Manufactured Home Park area. Consideration shall be given to existing natural features such as variances in natural topography, water courses, and tree stands as a means of separating uses. All new developments must conform to the approved siting plan.

6.5.3 Residential lots within the Manufactured Home Park shall be equal to greater than 12m wide and 30m long.

6.5.4 All internal roads shall be designed and constructed to the County’s Design Guideline specifications (i.e. urban residential) in order to allow for potential conversion to traditional Low Density residential development in the future.

6.5.5 The overall dwelling density within the Manufactured Home Park Residential area shall not exceed 20 manufactured home units per hectare.

6.5.6 All manufactured homes shall be subject to architectural controls, maintenance requirements, building age restrictions, and landscape requirements found within Red Deer County’s Land Use Bylaw.

6.6 COMMERCIAL

General Commercial

Goal: To provide opportunities for appropriately located high quality residential and general commercial developments that are focused primarily on serving urban areas, such as convenience food stores, day cares, personal service, gas stations, general retail, and light industrial developments.

Objectives: 1. To indicate areas that are suitable for commercial development. 2. To facilitate the creation of employment opportunities.

Policies: 6.6.1 All commercial development shall generally be located within the areas identified as commercial within the Land Use Concept (Figure 8.0).

6.6.2 Commercial and compatible light Industrial land uses shall be directed to the Commercial area.

6.6.3 Where possible compatible commercial uses will serve to buffer light industrial land uses from adjacent residential land uses.

6.6.4 Site plans shall indicate the location of appropriate buffers/ screens between transitional land uses. Buffers may include, but are not limited to strategic landscaping, berms, fences, or any combination of these strategies.

6.6.5 Light industrial uses may be supported within the commercial areas, such as contract services without outdoor storage.

6.6.6 Site planning should integrate the principles of “Crime Prevention through Environmental Design” (CPTED) to the maximum extent practicable.

Neighbourhood Commercial

Goal: To provide opportunities for appropriately located commercial developments that are focused primarily on serving residential neighbourhoods, such as convenience food stores, day cares, personal service and gas stations.

Objective: 1. To allow neighbourhood commercial land uses to areas adjacent to major residential areas within the Plan area.

Policies: 6.6.7 Neighbourhood Commercial developments should be located in appropriate locations such as at entrances to major residential developments.

6.6.8 All neighbourhood commercial developments shall be redistricted and developed in accordance with the Land Use Bylaw Neighbourhood Commercial (C-6) District as amended from time to time.

6.6.9 Development designs should integrate the principles of “Crime Prevention through Environmental Design” (CPTED) to the maximum extent practicable.

Mixed Use Commercial Residential Development

6.6.10 Mixed Use Commercial Residential developments shall contain a mix of compatible commercial and residential uses with commercial uses located on the ground floor and residential uses located above.

6.6.11 A comprehensive site plan must developed and approved by administration prior to the submission of Mixed Use Commercial Residential Developments taking into consideration adjacent land uses, connectivity to the Waskasoo Trail Connector, as well as adherence to the principles of “Crime Prevention through Environmental Design” (CPTED).

6.6.12 All new Mixed Use Commercial Residential Developments must be designed in accordance with and redistricted to an appropriate Land Use Bylaw district (i.e. Mixed Residential – Commercial (C-7).

6.6.13 Mixed Use Commercial Residential buildings shall be a minimum of two storeys and shall not exceed four storeys in height unless otherwise allowed as per the Red Deer County and City of Red Deer Intermunicipal Development Plan.

6.7 PARK SPACE / WASKASOO CREEK TRAIL CONNECTOR

Goal: To allow for the development of natural and recreational areas that will meet the needs of area residents and discourage development within 1:100 year flood plain areas. And to allow the Waskasoo Creek to exist in its natural state, while providing opportunity for the public to access and enjoy this natural amenity.

Objectives: 1. Restrict development from flood risk areas 2. To conserve existing natural areas/amenities such as creeks and wetlands. 3. To provide access to natural areas and amenities 4. To secure lands for parks and trails

Policies: 6.7.1 Existing vegetation and topography within the 1:100 year floodway should not be disturbed to maintain the Waskasoo Creek corridor as a pristine natural area.

6.7.2 The County supports protecting environmentally significant areas such as rivers, streams, creeks, tree-stands and vegetation.

6.7.3 Where possible the disturbance of natural areas shall be minimized so that natural drainage patterns can be maintained.

6.7.4 Developers and Builders are encouraged to design their individual sites to ensure that the integrity of existing natural features are maintained.

The location of the 1:100 year floodway is established by the Provincial Government. Proposals submitted to the Province to adjust the floodway limit are not supported by the County.

6.7.5 No new development other than trails and walkways including associated park furniture and essential public infrastructure shall be permitted within the floodway.

6.7.6 When a subdivision is proposed where any portion of the title area is located within the floodway, all lands within the floodway shall be dedicated as Environmental Reserve (ER).

6.7.7 The County may require at the time of subdivision application, that a detailed Environmental Inventory and Assessment be prepared.

6.7.8 Environment Reserve dedications will be addressed at the time of subdivision in accordance with Part 17 of the Municipal Government Act (MGA). A minimum of 6m shall be taken as ER from Waskasoo Creek.

6.7.9 All required Municipal Reserve (MR) dedication shall be provided as either land, cash-in-lieu or a combination of both at the discretion of the approving authority in accordance with the Municipal Development Plan.

6.7.10 Municipal Reserve should be taken as land where development occurs adjacent to Waskasoo Creek in order to provide additional linear park way green space adjacent to Waskasoo Creek where there are minimal amounts of ER dedication.

6.7.11 Land that has environmentally significant features, but cannot be dedicated at the time of subdivision as environmental reserve or is in excess of the required MR dedication may be purchased by Red Deer County from a landowner in the form of a Conservation Reserve in accordance with section 644.2(1)(a) to (d) of the Municipal Government Act.

6.7.12 Existing natural features such as tree stands, vegetation, natural drainage courses, and seasonal water holding areas and the Waskasoo Creek, should be maintained in their natural state as much as possible. The preservation of such areas shall be considered at the time of development. It is beneficial to preserve and protect these areas to ensure the preservation of existing wildlife habitats, the natural drainage and the ecological integrity of the area.

6.8 INSTITUTIONAL

Goal: To facilitate the development of institutional and civic places that adequately serves the needs of the local and surrounding community.

Objectives: 1. To identify an institutional development area that could potentially allow for the development of a school that would complement the surrounding proposed residential and park space areas.

Policies: 6.8.1 Any potential school development shall generally be directed to and located within the area identified as Institutional/ Potential School Site within the Land Use Concept (Figure 8.0) subject to negotiations and land purchase from the current landowner. If negotiations with the school division are unsuccessful the underlying Medium Density Residential land use shall prevail.

6.8.2 Pedestrian pathways throughout the school site to the Park Space / Waskasoo Creek Trail Connector shall be identified at the subdivision stage of development.

6.8.3 CPTED principles shall be considered during the design phases of community facilities that include public spaces as well as transitional spaces.

6.9 EXISTING LAND USES

Goal: To recognize existing land uses and address future development within an adjacent to the areas in order to ensure their continued success.

Objectives: 1. To allow appropriate infill development wherever possible that is sensitive to adjacent existing developments. 2. To allow for the redevelopment of existing incompatible land uses in accordance with the Waskasoo Local Area Structure Plan Land Use Concept.

Policies: 6.9.1 Promote compatible infill development of undeveloped lands within the various Existing land use areas.

6.9.2 Where applicable, indicate methods that will be used to buffer or transition between proposed non-residential and existing residential land uses to the satisfaction of the County.

6.10 WATER SERVICES

Goal: To provide a safe, secure, efficiently designed water distribution system that is able to serve all developments within the Plan area.

Objectives: 1. To ensure all developments are adequately serviced by municipal water infrastructure. 2. To promote the efficient use of potable water resources. 3. To promote water conservation through Low Impact Development (LID) within the Plan area.

Policies: 6.10.1 All new development will be required to extend, if necessary, and connect to the municipal water system and design and fund their own on-site servicing requirements.

6.10.2 Servicing of the Plan area will be accommodated through the installation of municipal water within utility rights-of-way, required to be shown at the time of subdivision application and their locations approved by the appropriate Approving Authority.

6.10.3 Development shall be phased in extension of the existing municipal piped water system and in accordance with the Northwest Gasoline Alley Servicing Study (please see Appendices).

6.10.4 All industrial and commercial development will be encouraged to utilize Low Impact Development design features such as installing water saving fixtures in industrial and commercial developments, and capturing roof run off rain water for on-site irrigation and landscaping purposes.

6.11 SANITARY SEWER SERVICES

Goal: To provide safe and secure, efficiently designed sanitary sewer system to serve all development within the Plan Area.

Objective: To ensure all new developments are adequately serviced by municipal sanitary sewer services.

Policies: 6.11.1 All new development will be required to extend, if necessary, and connect to the sanitary sewer system.

6.11.2 Servicing of the Plan area will be accommodated through the installation of sanitary sewer lines within the rights-of-way to be shown at the time of subdivision application and their locations approved by the appropriate Approving Authority.

6.11.3 If additional easements are deemed to be required at the time specific servicing alignments are determined, such easements shall be dedicated by the developer through the subdivision process.

6.11.4 The sanitary sewer system for the Plan area shall be designed to adequately and efficiently service the ultimate build-out of the area in accordance with the Northwest Gasoline Alley Servicing Study (see Appendices).

6.11.5 Sanitary sewer systems shall be designed to minimize the impact on natural features.

6.12 STORMWATER MANAGEMENT

Goal: To provide a safe, secure and efficiently design storm water is managed in a safe and efficient manner so as to not negatively impact lands within and outside of the Plan area.

Objectives: 1. To prevent development from being negatively impacted by storm water. 2. To ensure storm water does not compromise other municipal infrastructure (i.e. sanitary) and development beyond the Plan area.

Policies: 6.12.1 Storm water management designs shall adhere to Best Management Practices in accordance with Environmental and Sustainable Resource Development, County Engineering Standards, and the Drainage Master Plan in order to ensure runoff quality.

6.12.2 Until a more comprehensive storm water management model is developed for Waskasoo Creek, storm water management plans within the Waskasoo Creek Basin shall be designed for a 1:100 year pre-development runoff rate of 5 l/s/ha.

6.12.3 Storm water detention will be required on all lands developed within the Waskasoo Creek Basin to the satisfaction of Red Deer County.

6.12.4 No development shall occur within the 1:100 year floodplain of Waskasoo Creek as indicated in Figure 5.0. Any activity impacting seasonal ponds or intermittent watercourses shall require approval from the Province of Alberta in accordance with the Water Act.

6.12.5 Any storm water ponds required at the subdivision stage shall be designated as a Public Utility Lot (PUL) within the Public Utility District of the County’s Land Use Bylaw.

6.13 FRANCHISE / SHALLOW UTILITIES

Goal: To ensure landowners have adequate access to franchise utility services such as electricity, natural gas, fibre optic, and communications.

Objectives: 1. To ensure adequate right of ways are provided for franchise utilities. 2. To ensure all new lots are adequately serviced by franchise utilities.

Policies: 6.13.1 All new subdivisions and developments must be fully serviced by franchise/shallow utilities which include natural gas, electrical, and telecommunications.

6.13.2 Development shall proceed in a logical sequential manner to ensure availability of utilities.

6.13.3 Minor utility rights-of-way shall be incorporated into development sites and protected by easement.

6.13.4 Easements to protect minor utility rights-of-way will be required as a condition of subdivision approval for the affected lands.

6.13.5 Major utility rights-of-way not already owned by the operator will be dedicated as public utility lots.

6.13.6 Public utility lots to accommodate major utility rights-of-way will be required as a condition of subdivision approval.

6.13.7 All proposed development within the Plan area will be fully serviced with municipal services and shallow utilities.

6.13.8 All shallow utilities shall be extended into the Plan area by the individual applicants as required and shall be a condition of subdivision approval.

6.13.9 A developer may be required to provide, or enter into an agreement to provide utility rights-of- way or easements necessary to accommodate the extension of municipal utilities in advance of development to allow for the servicing of an adjacent site.

6.13.10 All proposed development shall connect to existing and proposed fibre optic communication lines.

6.14 TRANSPORTATION

Goal: To provide a transportation network that is efficient, effective and safe for common modes of transportation.

Objectives: To contribute to a safe, efficient and cost effective transportation network, which is integrated with land use patterns and supports future development.

Policies: 6.14.1 A variety of transportation options aimed at reducing the reliance on the automobile (i.e. pedestrian greenways, and transit) must be addressed within subdivision design. Pedestrian pathways and pathway connections to adjoining areas must be addressed and provided whenever possible.

6.14.2 All internal collector roads shall be designed and constructed in accordance with Red Deer County Design Guidelines and Specifications at the expense of the developer.

6.14.3 No lots shall have direct access on to Highways or on to Township Road 374 (McKenzie Road).

6.14.4 Any required upgrades to existing roadways, as a result of a proposed development, shall be undertaken at the expense of the developer with the exception of road improvements funded by off-site levies.

6.14.5 All new roads shall be designed to minimize impacts on any ecologically sensitive areas (i.e. creeks, tree-stands and wildlife).

6.14.6 Emergency accesses, to and egress from development sites shall be identified at the subdivision stage prepared by the developer.

6.14.7 Traffic Impact Assessments may be required by Alberta Transportation or Red Deer County as a condition of subdivision to determine if improvements to the existing road network are required.

6.15 PIPELINES AND OIL WELLS

Goal: To reduce potential safety hazards associated with oil and gas infrastructure and to protect vital energy corridors.

Objective: To mitigate impacts on developments and on existing pipelines and existing or abandoned well sites.

Policies: 6.15.1 Prior to any construction within the Plan area the developer shall research and identify any abandoned wells that may be located on the subject property.

6.15.2 All proposed developments shall comply with all requirements of the AER with regard to development setbacks from all pipelines and abandoned well sites.

7.0 IMPLEMENTATION

The Waskasoo Local Area Structure Plan will be administered by County Administration with general direction as approved by Council. Any major departure from the intent of this Plan shall be subject to a review of this document and will require public consultation to ensure that the community is well informed and that they have the opportunity to shape their community’s future development.

7.1 INTERPRETATION

7.1.1 Where the words “may”, “should”, “shall” are used in the Waskasoo Local 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.

Council and Administration of Red Deer County shall endeavor to achieve the goals and objectives of the Waskasoo Local Area Structure Plan through the implementation of the Plan’s policies in all applicable planning, subdivision and development processes.

7.2 PHASING

7.2.1 Phase one of the plan area will occur within the SW-32-37-27-W4M as depicted in Figure 10.0. All future phases will ultimately be influenced by market demand and the logical extension of municipal services.

7.3 LAND USE BYLAW AMENDMENTS

7.3.1 All proposed developments shall be in accordance with the Red Deer County Land Use Bylaw and shall be redistricted to the most appropriate land use district(s) prior to subdivision approval.

7.4 PRE-DEVELOPMENT REVIEW

7.4.1 Prior to the processing of any application(s) (i.e. subdivision, Land Use Bylaw amendment, development) being received, the applicant/developer shall meet with Red Deer County planning staff. At this time, staff will explain the procedure to process the application(s) as well as any additional items that may be required or considered. All applicants shall demonstrate how their proposed development(s) adhere to the Waskasoo LASP in the form of a written submission. If there is a guideline item that cannot be addressed due to physical limitations, etc. an explanation must be provided and staff will consider the explanation as well as any proposed alternative options when determining if the development application will be deemed acceptable. Once all parties are in agreeance with the proposed application(s) the County will allow the application(s) to be processed.

7.5 PLAN AMENDMENTS

7.5.1 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. Any major changes to this Plan, as determined by County Administration; however, will require an amendment to the Plan in accordance with the Municipal Government Act. 7.5.2 Where an amendment to this Local Area Structure Plan is requested, the applicant will be required to submit the supporting information necessary to evaluate the amendment to the satisfaction of the County.

7.5.3 The County shall continue to ensure that appropriate stakeholders and the general public are provided with the opportunity to provide input into all future amendments to the Plan.

7.5.4 Consistency between this Local Area Structure Plan and other Council-approved policy documents, must be achieved in practice.

7.6 LASP PLAN REVIEW

7.6.1 From time to time, the Waskasoo LASP may require updating in order to reflect the changing market conditions or general municipal policy direction. The Plan should be reviewed every five (5) years to ensure consistency with the County’s policies and changing needs and aspirations of the community. 7.6.2 Once adopted, the Waskasoo LASP shall be incorporated into the planning process for any proposed development. Any amendment(s) to this Plan shall follow the process and requirements of the approving authority and the Municipal Government Act.

7.7 FINANCIAL / BUDGETARY CONSIDERATIONS

7.7.1 The Plan 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.

FIGURE 1.0 LAND LOCATION / PLAN

FIGURE 2.0 - EXISTING LAND USES

FIGURE 3.0 - NATURAL FEATURES

FIGURE 4.0 - TOPOGRAPHY / DRAINAGE

FIGURE 5.0 - 1:100 YR FLOOD MAPPING

FIGURE 6.0 - EXISTING UTILITIES MAP

FIGURE 7.0 PROPOSED UTILITIES MAP (WATER & SEWER)

FIGURE 8.0 - LAND USE CONCEPT

FIGURE 9.0 - TRANSPORTATION PLAN

Figure 10.0 - Phasing Plan

APPENDIX - NORTHWEST GASOLINE ALLEY SERVICING STUDY