Tri-Council Regional Growth Plan For Sawridge First Nation | M. D. of Lesser Slave River | Town of Slave Lake Background Report EIDOS Consultants Incorporated Suggested Citation: EIDOS Consultants Incorporated. 2015. Tri-Council Regional Growth Plan- for Sawridge First Nation, M.D. Lesser Slave River and Town of Slave Lake- Background Report. Municipal District of Lesser Slave River No 124. Slave Lake, Alberta January, 2015 TABLE OF CONTENTS 1 INTRODUCTION .............................................................................................................................. 1 1.1 Regional Growth Plan Documents .......................................................................... 2 1.2 Study Definition .............................................................................................................. 2 1.2.1 Study Goals ...................................................................................................... 2 1.2.2 Study Focus and Limitations ..................................................................... 3 1.2.3 Planning Horizon ........................................................................................... 4 1.2.4 Study Area ........................................................................................................ 5 1.2.5 Mapping and Map Atlas ............................................................................. 6 1.2.6 Planning Process ............................................................................................ 6 1.2.6.1 Consultation Plan ..................................................................... 7 1.3 Tri-Council Regional Governance Context ........................................................... 9 1.3.1 Tri-Council Formation ............................................................................... 10 1.3.2 Tri-Council Partners ................................................................................... 11 1.3.2.1 Sawridge First Nation ........................................................... 11 1.3.2.2 Municipal District of Lesser Slave River No. 124 ....... 11 1.3.2.3 Town of Slave Lake ............................................................... 12 1.3.3 Regional Governance ................................................................................ 12 1.3.4 Tri-Council Vision ....................................................................................... 14 1.3.5 Tri-Council Regional Growth Plan Goal ............................................. 14 2 ECONOMIC DEVELOPMENT & HOUSING ......................................................................... 17 2.1 Population Growth ..................................................................................................... 18 2.1.1 Current Demographic Characteristics ................................................ 18 2.1.1.1 Fertility Rates ........................................................................... 18 2.1.1.2 Age Distribution ..................................................................... 19 2.1.2 Historic Population Growth .................................................................... 21 2.1.2.1 Non-Permanent Population .............................................. 22 2.1.3 Population Projections ............................................................................. 22 2.1.3.1 Non-Permanent Population .............................................. 25 2.2 Economic Development ........................................................................................... 26 2.2.1 Vision and Mission Statements............................................................. 26 2.2.2 Strategic Goals............................................................................................. 26 2.2.3 Economic Baseline ..................................................................................... 27 2.2.3.1 Economic Profile .................................................................... 27 2.2.3.2 Aboriginal Population .......................................................... 28 2.2.3.3 Labour Force ............................................................................ 29 2.2.3.4 Transportation Network ...................................................... 34 2.2.4 Competitive Comparison ........................................................................ 37 2.2.4.1 Household Income ................................................................ 38 2.2.4.2 Serviced Industrial Land ...................................................... 38 2.2.4.3 Off-Site Levies ......................................................................... 39 2.2.4.4 House Prices ............................................................................ 39 2.2.4.5 Population Growth ................................................................ 41 Tri-Council Regional Growth Plan page i Sawridge First Nation | M.D. of Lesser Slave River | Town of Slave Lake January, 2015 2.2.4.6 Maximum Wait Time for Development Permits ........ 41 2.2.4.7 Average Retail Lease Costs ................................................ 41 2.2.4.8 Municipal Fiscal Capacity ................................................... 42 2.2.4.9 Conclusions .............................................................................. 45 2.2.5 Business and Industry ............................................................................... 46 2.2.5.1 Primary Trade Area ............................................................... 52 2.2.5.2 Secondary Trade Area.......................................................... 53 2.2.5.3 Total Trade Area ..................................................................... 53 2.2.5.4 Tourism ...................................................................................... 54 2.2.6 Employment Projections.......................................................................... 56 2.2.7 Non-Residential Land Requirements.................................................. 59 2.2.8 Economic Strategies and Policies ........................................................ 62 2.2.8.1 Promotion of Highway 88 as Alternative Route to the Peace Oil Sands ........................................................ 62 2.2.8.2 Staging of Servicing Requirements ................................ 62 2.2.8.3 Off-Site Levies and the Front Ending of Infrastructure ........................................................................... 62 2.2.8.4 Market to Aboriginal Population .................................... 63 2.2.8.5 Use of Events to Promote Tourism ................................. 63 2.3 Housing ........................................................................................................................... 64 2.3.1 Background ................................................................................................... 64 2.3.1.1 Existing Stock .......................................................................... 64 2.3.1.2 Housing Market...................................................................... 66 2.3.1.3 Developer and Builder Market ......................................... 70 2.3.1.4 Effects of the Fire on the Housing Market .................. 71 2.3.1.5 Affordability ............................................................................. 75 2.3.1.6 Supply / Demand Situation ............................................... 79 2.3.1.7 Inter-Relation Between Housing and Other Factors ........................................................................................ 84 2.3.1.8 Outlook ...................................................................................... 84 2.3.1.9 Key Considerations Informing Housing Strategies / Policies .............................................................. 88 2.3.2 Housing Strategies..................................................................................... 89 2.3.2.1 Addressing Remaining Short Term Fire Effects ......... 89 2.3.2.2 Increase the Supply of Rental Housing ......................... 89 2.3.2.3 Ensure Sufficient Supply of Developable Land .......... 90 2.3.2.4 Continue to Encourage Increased Housing Density and Affordability .................................................... 91 2.3.2.5 Ensure Continuation of Appropriate Rural Housing Options .................................................................... 93 3 ENVIRONMENTAL MANAGEMENT ....................................................................................... 95 3.1 Environmental Context ............................................................................................. 97 Tri-Council Regional Growth Plan page ii Sawridge First Nation | M.D. of Lesser Slave River | Town of Slave Lake January, 2015 3.1.1 Natural Region Context ........................................................................... 97 3.1.2 Significant Environmental Resources and Protected Areas ....... 98 3.1.2.1 Environmentally Significant Areas (ESA) ....................... 98 3.1.2.2 Wetlands ................................................................................... 98 3.1.2.3 Parks and Protected Areas ................................................. 99 3.1.2.4 Critical Wildlife Habitat ....................................................... 99 3.1.2.5 Rare and Endangered Species .......................................... 99 3.1.2.6 Local and Traditional Knowledge .................................... 99 3.1.3 Watershed Context .................................................................................. 100 3.2 Environmental