Municipal Development Plan Bylaw 818/96

Transcription

1 Municipal Development Plan Bylaw 818/96 Consolidated version for administrative purposes only Contains amendments up to and including March 30, 2010

2 Table of Contents Sturgeon County Municipal Development Plan Bylaw 818/96 Table of Contents 1 Introduction Agriculture Multi-lot Country Residential Subdivision Home Based Business Number of Dwelling nits per Parcel Hamlets Industrial Commercial Tourism Recreation and Open Space Environmental Protection Transportation and tilities Community Services, Municipal and Environmental Reserves Natural Resources Fringe Areas Implementation and Amendment Future Land se Map... after Page 31 Municipal Development Plan Bylaw 818/96

3 Section 1.0 Introduction 1.0 Introduction Two fundamental principles have been applied to the Sturgeon Municipal Development Plan. The first principle is embodied in the Municipal Government Act. In carrying out its planning responsibilities, Sturgeon County will not lose sight of the rights of individual citizens and landowners. The second principle embodies the basic rationale behind the recent changes to planning legislation in Alberta. The rationale is to encourage and support municipal autonomy. Sturgeon County will establish land use patterns which make efficient use of land, infrastructure, public services and public facilities; and which contribute to the development of healthy, safe, and viable communities by encouraging appropriate mixes of all land use types, and a wide range of economic opportunities. The following documents may be referenced for further information regarding relevant background information, public input and policy direction: The Municipal Development Plan - Background Report The Municipal Development Plan - Policy Directions Discussion Paper These documents are available from the County. All policies included in the Municipal Development Plan recognize and respect the Municipal Government Act, Subdivision and Development Regulation, and any other related legislation. The Future Land se Map, at the end of this document, reflects the contents of the Municipal Development Plan. Municipal Development Plan Bylaw 818/96 Page 1

4 Section 2.0 Agriculture 2.0 Agriculture The conservation of better agricultural lands for agricultural purposes is of paramount importance to the residents of Sturgeon and is critical to the continued success of the local agricultural community. For the purposes of the Municipal Development Plan, better agricultural land means: Those lands which have a farmland assessment rating of 41% or greater, or the equivalent as determined by government agencies or independent soils consultants and, at the discretion of the municipality, excludes fragmented parcels, lands which are extensively fragmented by existing use or ownership, and lands which are surrounded by multi-lot subdivisions. The following policies recognize the need to conserve better agricultural lands while also providing for agricultural diversification, lifestyle options, and greater flexibility for landowners. Goal To protect and allow for the enhancement of the valuable agricultural land resource, the agri-based economy and the rural lifestyle. Objectives Conserve agricultural lands for agricultural uses. Provide flexibility for landowners. Reduce potential conflict between agriculture and other land uses. Afford residents a diversity of lifestyle options. Policies 2.1 The County will maintain an exclusive Agricultural District as a means of conserving agricultural land. 2.2 The County will provide for a diversity of opportunities and options for agricultural development and for rural residents. 2.3 The minimum parcel size of an agricultural parcel will be 80 acres more or less (32.4 hectares), except as provided for under Policies 2.6 and 2.7, and except on the lands located at NW W4 where the minimum agricultural parcel size will be at the discretion of the Subdivision Approving Authority. 2.4 nless otherwise stated in an area structure plan, a maximum of three subdivisions will be permitted per ¼ section in the Agricultural land use district, including subdivisions for up to two residential parcels. 2.5 A maximum of two residential parcels will be permitted to be subdivided out of a ¼ section. Only one residential parcel will be permitted per each 80 acres. 2.6 Notwithstanding Policy 2.4, the subdivision of a parcel physically fragmented from the balance of the ¼ section by a natural or permanent (registered) man-made barrier will be permitted. Municipal Development Plan Bylaw 818/96 Page 2

5 Section 2.0 Agriculture 2.7 The maximum size of a residential parcel in the Agricultural District will be 2.47 acres (1.0 hectare). The municipality may exercise some degree of variance. 2.8 The County shall provide input to the Natural Resources Conservation Board (NRCB) on confined feeding operations requiring an approval under the Agricultural Operations Practices Act. The County s support is subject to the following: (i) the site is not within the minimum distance separation, as defined in the Code of Practices for Responsible Livestock Development and Manure Management (as amended from time to time or 1.6 km (1.0 mi), whichever is greater of town, village, summer village or hamlet, or area developed or designated for a multi-lot residential use or mobile home / manufactured home park use, a provincial or municipal park or recreation area, or other area used or included to be used for a recreational facility development; (ii) notwithstanding clause (i), where provincial regulation requires a larger setback distance that distance shall apply. 2.9 Intensive agricultural operations, such as mushroom farms, exotic game farms and apiaries, will identify and respect a minimum distance separation in concert with Alberta Agriculture The County will apply the Code of Practice for Turf Grass Sod Farming in evaluating applications for sod farming operations. Municipal Development Plan Bylaw 818/96 Page 3

6 Section 3.0 Multi-lot Country Residential 3.0 Multi-lot Country Residential Subdivision Multi-lot country residential development is an important sector of the local land use and social patterns. The demand for further multi-lot country residential subdivision will occur. It appears most appropriate that this impact be concentrated in locations, which are best suited for this use, rather than spread throughout the County Goal To allow for multi-lot country residential subdivision while still ensuring that predominantly agricultural areas are unencumbered by such subdivision. Objectives Provide a diversity of residential land use options, in locations proximate to service and employment centres. Conserve agricultural lands for agricultural purposes. Eliminate and/or reduce potential conflicts between multi-lot country residential developments, agricultural and industrial land uses. Policies 3.1 Prior to submitting a subdivision application for a multi-lot country residential development, an applicant will prepare and submit an Area Structure Plan, in accordance with the Municipal Government Act and with Sturgeon County s Terms of Reference for the Preparation and Amendment of Area Structure Plans. 3.2 New multi-lot country residential subdivisions will be permitted only if they: (i) are located adjacent to the boundary of an existing multi-lot country residential subdivision, or (ii) are not located on better agricultural lands (iii) The aforementioned policies 3.2 (i) and 3.2 (ii) are not applicable to the lands known as Northern Lights Estates, noted as Lots 2 and 3 Plan (Part NW W4M) which is regulated by the policies and guidelines identified in the Northern Lights Estates Area Structure Plan Bylaw 1039/04. Policies 3.2 (i) and 3.2 (ii) are also not applicable to the lands immediately adjacent to the Northern Lights Estates development. The Northern Lights Estates development will not facilitate or provide a rationale for additional and similar development or country residential development on adjacent lands. 3.3 An Area Structure Plan, which defines the boundaries of Sturgeon alley for planning and servicing purposes, will be prepared by Sturgeon County. 3.4 Multi-lot country residential subdivisions will not be permitted within the Calahoo illeneuve Sand and Gravel Extraction Area Structure Plan as defined in the Land se Bylaw or within one-half (½) mile (0.8 km) of an existing resource extraction operation. 3.5 In accordance with the provisions of the adopted Alberta s Industrial Heartland Area Structure Plan, no new multi-lot country residential developments or mobile home / Municipal Development Plan Bylaw 818/96 Page 4

7 Section 3.0 Multi-lot Country Residential manufactured home parks shall be permitted within 1.6 km (1.0 mile) of the boundary of a parcel within the I-H Industrial Heavy Land se District. It may be necessary to increase this distance based upon the results of an Environmental Nuisance and Health Impact Assessment and/or Risk Assessment. 3.6 For the purpose of developing an Area Structure Plan, the Sturgeon alley Study Area shall be the area shown as such on the Future Land se Map, and more particularly described as the area bounded on the west by the road allowance one mile east of Highway 2; on the north by Highway 37; on the east by highway 28, and by the shared boundary with Edmonton and St. Albert on the south. 3.7 In addition to the provisions of Policies 3.1 and 3.3, the following provisions apply to the Sturgeon alley Study Area: (i) within six months of the date of this Order of the Municipal Government Board, development of an area structure plan for the whole of the Sturgeon alley Study Area shall be commenced, and shall be completed and ready for adoption within 18 months of the commencement date; (ii) preparation of the area structure plan shall be guided by a steering committee composed of representatives from Sturgeon County, the City of Edmonton, the City of St. Albert, Alberta Transportation and tilities, and any other persons who may be reasonably regarded as having an interest in the Sturgeon alley Study Area. 3.8 The Area Structure Plan shall address questions of supply and demand, and provide for the following matters: (i) the amount, location, phasing and density of future country residential subdivisions (ii) utility servicing (iii) demands for educational, recreational and social services (iv) transportation issues and impacts (v) impacts on nearby urban centres (vi) other land uses such as trails, open space, agriculture, and (vii) procedural matters for dealing with the plan process and plan implementation matters, such as referrals, plan amendment and repeal. 3.9 A mobile home / manufactured home park does not constitute a multi-lot country residential development Multi-lot country residential developments and mobile home / manufactured home parks will not be allowed within the Alberta s Industrial Heartland Area Structure Plan Area. Municipal Development Plan Bylaw 818/96 Page 5

8 Section 4.0 Home Based Business 4.0 Home Based Business Home based business is a significant and rapidly growing sector of Alberta s economy, and is becoming an increasingly important economic and lifestyle option. The need to ensure that the community is not adversely impacted by such business is recognized as being critical to the local support of home based business activities. Goal To provide for home based business activities while ensuring that the surrounding residential community is not adversely impacted. Objectives Support home based business as a viable part of the County s economy. Provide direction for the control and regulation of home based business activities. Policies 4.1 The County will recognize home based business as a viable lifestyle and economic option. 4.2 The County will expand the current Land se Bylaw definition of home based business to recognize that the major impact of home based business is on the community, and will use a performance standard approach, based on the impact of the home based business on the surrounding community, to regulate home based business activities. Municipal Development Plan Bylaw 818/96 Page 6

9 Section 5.0 Number of Dwelling nits per Parcel 5.0 Number of Dwelling nits per Parcel The County advocates the use of temporary residences, in addition to a permanent dwelling unit, for disabled or elderly persons or agricultural workers. Goal To provide temporary housing for disabled or elderly family members, or agricultural workers. Objectives Facilitate the use of a temporary dwelling units for proximate family care. Support the further intensification of agriculture by providing temporary dwelling units for agricultural workers. Policy 5.1 Temporary dwelling units will be permitted in the agricultural district, as a form of housing, to allow for the proximate care of elderly and physically disabled family members or agricultural workers. A temporary dwelling is defined as a dwelling which does not have a permanent foundation. Municipal Development Plan Bylaw 818/96 Page 7

10 Section 6.0 Hamlets 6.0 Hamlets In order to optimize the use of existing services and to strengthen the long term viability of the community and other facilities contained in Sturgeon s hamlets, select hamlets will be allowed to expand within, and, potentially beyond their respective boundaries. The further development and intensification of the land uses within these hamlets will allow for more efficient use of existing infrastructure as well as providing broader ranges of community facilities and services. Although the County s hamlets likely can accommodate some growth, the impact of new development on existing community services and municipal infrastructure must be determined prior to approving such development. Goal To optimize the use of existing services and to strengthen the long term viability of the County s hamlets. Objectives Direct residential and commercial growth to select hamlets. Provide a wide range of economic development, and employment opportunities. Make more effective use of existing infrastructure. Avoid potential land use conflicts in populated areas. Policies 6.1 Those hamlets which can be serviced with water and sewer under Alberta Environmental Protection s guidelines, and have community facilities which either support, or need the support of, a local and regional population to remain viable, will be considered as potential nodes for accommodating, residential, commercial, recreational and institutional growth. Cardiff, Riviere Qui Barre, Calahoo, illeneuve, Namao and Alcomdale are recognized as potential growth nodes. 6.2 An applicant for a multi-lot subdivision within, or adjacent to, a hamlet as identified by the Land se Bylaw, will submit an Area Structure Plan, in accordance with the Municipal Government Act, which will also address: (i) impact on adjacent land uses (ii) density (iii) transportation (iv) provision of water and sewerage services (v) storm drainage (vi) the provision of municipal reserve, (vii) impact on community services, and (viii) any other matters identified by the municipality. Municipal Development Plan Bylaw 818/96 Page 8

11 Section 6.0 Hamlets Where deemed appropriate by the municipality, the applicant may be required to provide an Area Structure Plan which includes within its plan area a logical portion, or all, of the hamlet. 6.3 An applicant for any subdivision within hamlets, where the subdivision is not serviced by an extension to an existing communal water system or a sewage collection and disposal system, will be required to provide a technical report which follows Alberta Environmental Protections guidelines. 6.4 Commercial activities which provide convenience retail and other appropriate community oriented commercial services to a portion of the County s population will be permitted to locate in hamlets, subject to the application of the Land se Bylaw. 6.5 Mobile home parks may be approved in those hamlets where servicing capacity and community facilities can accommodate additional growth. An applicant for a mobile home park will be subject to Policy Future development of the lands and transportation network within that portion of SE W4 as illustrated in the West illeneuve Outline Plan and located adjacent to the illage of illeneuve will be directed by the guidelines in the West illeneuve Outline Plan. Municipal Development Plan Bylaw 818/96 Page 9

12 Section 7.0 Industrial 7.0 Industrial Promoting continued industrial development within Surgeon County is an integral part of the County s economic development strategy. Such growth is important to the County s sustainability by creating local employment opportunities and by adding to the municipal tax base. The County s industrial development strategy envisions industrial development taking place in the form of the following: heavy industrial development in Alberta s Industrial Heartland; planned business/industrial park development in strategic locations, primarily along major transportation corridors; and more site-specific rural industrial development in isolated sites requiring minimum servicing to serve primarily rural residents. In evaluating new locations that may be suitable for industrial development, the impact on nearby land uses, the environment, groundwater supply, potable water supplies, access to transportation networks and other infrastructure are among the factors that need to be considered. Goal To encourage and provide for continued business and industrial growth. Objectives Support agri-based industrial development. Designate areas suited for future industrial development and expansion. Avoid or minimize potential land use conflicts between industrial development and other land uses. Ensure the orderly and planned development of new business / industrial parks. Support eco-industrial development principles. Encourage new industry to locate within existing business / industrial parks. Policies 7.1 The County will work with the landowners and existing operators in St. Albert Airport Industrial Park to promote the Park, and encourage industries interested in locating between St. Albert and Morinville to locate in the Park. 7.2 New business industrial parks will be considered where such a park is required to serve a market that cannot be accommodated in, and will not directly compete with, established business industrial parks. 7.3 New industrial parks will be located adjacent to significant provincial highways, such as Highways 2 and 28. Municipal Development Plan Bylaw 818/96 Page 10

13 Section 7.0 Industrial 7.4 The future use of the unsubdivided/undeveloped portions of W4 and South Sturgeon Industrial Parks, and appropriate adjacent properties, will be considered by a special study to determine a new land use and growth management strategy. 7.5 The developer of a new business industrial park, or of a significant expansion to an existing business industrial park, will submit an Area Structure plan, in accordance with the Municipal Government Act, which will also address: (i) impact on adjacent land uses (ii) transportation (iii) provision of water and sewer services (iv) storm drainage (v) the provision of municipal reserve (vi) impact on community services such as fire protection (vii) any other matters identified by the municipality. Where deemed appropriate by the municipality, the applicant for an expansion to an existing park may be required to provide an Area Structure Plan which includes within its plan area a logical portion, or all, of the existing business industrial park. 7.6 In addition to the provisions of 7.5, an Area Structure Plan shall be adopted for all of the South Sturgeon Study Area, which will: (i) be guided by a steering committee with representatives from Sturgeon County, City of Edmonton, Alberta Transportation and tilities, residents/landowners in the study area and other key stakeholders; (ii) consider the integration of future land uses and infrastructure in North East Edmonton; (iii) through approval of a detailed terms of reference, address such matters as: (a) the type, amount, location, phasing and density of future land uses; (b) utility servicing; (c) demands, if any, for educational, recreational and social services; (d) transportation issues and impacts; (e) impacts on nearby urban centres; (f) other land uses such as trails, open space, agriculture; (g) procedural matters for dealing with the plan process; and (h) plan implementation matters, such as referrals, plan amendment, and repeal. 7.7 The County has adopted Alberta s Industrial Heartland Area Structure Plan Bylaw 1118/07. The lands designated for future heavy industry are illustrated on the Future Land se Map. Future applications for subdivision and development will need to comply with the provisions of this Area Structure Plan and Sturgeon County s Land se Bylaw. 7.8 Industrial development should: (i) only be permitted if the applicant can demonstrate, to the satisfaction of the County, that an isolated site, as opposed to an industrial park site, is required (ii) avoid, to the extent possible, locating on better agricultural lands Municipal Development Plan Bylaw 818/96 Page 11

14 Section 7.0 Industrial (iii) locate adjacent to, or near, a major transportation route such as a primary or secondary highway (iv) be compatible with adjacent land uses (v) require minimal on-site municipal services, improvements and public amenities (vi) demonstrate to the municipality s satisfaction that on-site water and sewage disposal capacity is available. 7.9 Heavy industrial developments will only be allowed in the area identified as Heavy Industrial by the Future Land se Map of this Bylaw, and identified as Industrial Policy Area by the Alberta s Industrial Heartland Area Structure Plan, subject to application of the Land se Bylaw. Notwithstanding the foregoing, this policy shall not apply to lands designated as Agriculture-Nature Conservation Heartland District under the Sturgeon County Land se Bylaw, as portions of these lands may be redistricted to Heavy Industrial (I-H) or to Specific Development Control (subject to application of the notwithstanding clause in subsection of Bylaw 1118/07) Notwithstanding the foregoing, the County may allow redistricting to heavy industrial development to occur on lands outside of the Heavy Industrial Policy Areas, on lands adjoining the North Saskatchewan River, subject to the requirements of Policy of Bylaw 1118/07 being met (i.e. satisfactory geotechnical report) The County will adopt the MIACC Guidelines for risk assessment to determine an acceptable level of societal risk for all heavy industrial development Sturgeon County will allow development for residential uses in combination with owneroperator business uses on the same lot on the majority (51%) of lots within the lands districted Specific Development Control Six (Northern Lights Estates subdivision) in the Land se Bylaw and noted as Lots 2 and 3 Plan (Part NW W4M) and regulated by the policies and guidelines identified in the Northern Lights Estates Area Structure Plan Bylaw 1039/04. The Northern Lights Estates development will not facilitate or provide a rationale for additional and similar development or country residential development on adjacent lands. Municipal Development Plan Bylaw 818/96 Page 12

15 Section 8.0 Commercial 8.0 Commercial Although locating commercial services in local urban municipalities is appropriate based on traditional planning and commercial hierarchy principles, the new large retail format stores have different locational requirements. The expansion of the traditional intent of the Highway Commercial District to take advantage of new retail opportunities, which can operate effectively outside an urban setting, is appropriate given the provincial trend to promote greater economic diversification at the local level. Goal To broaden the County s economic base. Objective Take advantage of new retail opportunities. Policies 8.1 The County will amend its Land se Bylaw to allow for warehouse sales to be included as a discretionary use under its Highway Commercial Land se District. 8.2 The County will encourage commercial development to locate at those locations identified as commercial Policy Areas by this Bylaw (Future Land se Map). 8.3 The County will ensure that development potential of SE W4 is preserved for future development of a fire hall and/or County services centre / operations yard. Municipal Development Plan Bylaw 818/96 Page 13

16 Section 9.0 Tourism 9.0 Tourism Sturgeon has a number of recreational resources, which are significant in attracting local and regional users which further strengthens Sturgeon s economic base, and offer residents more diverse and higher quality tourism opportunities. The Alberta Tourism Partnership (ATP) has been given the sole mandate by the province to promote local and regional tourism. Sturgeon is split between Zone 2 -Alberta s Heartland, and Zone 3 - Edmonton and Area. At the municipal level, most efforts should be directed at promoting local hospitality operations, as well as attractions such as museums, golf courses and special events. Support and promotion of resort development on Sandy Lake, and other local tourism attractions and facilities, in concert with local operators is also an appropriate municipal initiative, to be undertaken in concert with ATP. Bed and breakfast establishments are becoming a more significant component of the Edmonton Region s tourism infrastructure and hospitality industry. Rural, country residential and hamlet locations, close to tourism amenities, are particularly desirable locations for such operations. Because bed and breakfast establishments are becoming an increasingly important component of the local tourism industry, and are also regulated by provincial agencies, such establishments are not typical home based businesses and should be recognized as a separate use category in the Land se Bylaw. Goal To take an active role in encouraging the development of the local tourism industry. Objectives Support and encourage bed and breakfast establishments. Support and encourage local resort and other tourism oriented development. Co-operate with the Alberta Tourism Partnership to encourage local and regional tourism. Policies 9.1 The County will promote bed and breakfast establishments by creating a separate use category in the Land se Bylaw and allow such uses, on a discretionary basis, in Country Residential, General Hamlet and Agricultural and Agricultural-Nature Conservation Districts. 9.2 The Land se Bylaw will define bed and breakfast establishments as a private owneroccupied house where rooms are let for a short period and where meals may be served provided such meals are prepared in a common residential kitchen. 9.3 The County will work with private sector developers to encourage and facilitate tourism development, and assist in accessing any government funding programs to develop new, or upgrade existing, tourism attractions. Municipal Development Plan Bylaw 818/96 Page 14

17 Section 9.0 Tourism 9.4 The County will support local groups interested in developing natural interpretative centres using private fund-raising approaches and provincial/federal government funding programs. 9.5 The County will promote the local tourism industry by publishing a list of tourism attractions and facilities. 9.6 The County will co-operate with Alberta Tourism Partnership and the remaining municipal members of Alberta s Heartland, and Edmonton and Area Tourism Zones, in promoting local tourism and tourism linkages with neighbouring communities. Municipal Development Plan Bylaw 818/96 Page 15

18 Section 10.0 Recreation and Open Space 10.0 Recreation and Open Space The 1992 Open Space Master Plan, adopted by the County (in principle) and updated in 2004, as a framework for developing an integrated recreational/open space system in Sturgeon, responds to both present and future recreational needs. At the same time, the Plan accommodates and preserves environmentally sensitive areas, which serve as habitats for birds and wildlife. The Municipal Development Plan recognizes and reinforces Council s adoption of the Municipal Open Space Plan as a framework for dealing with future recreation and open space needs. The Plan identifies a strategy and related implementation techniques for dealing with these needs, which form the basis for very specific open space/recreation polices. In particular, and given the potential of Sandy Lake as a tourism resource, the Plan recognizes the importance of creating opportunities for sensitive development of these lands. Goal To develop a framework for planning long term strategies for public open space utilization. Objectives Balance geographic placement of open space. Foster the development of areas which can sustain both motorized and nonmotorized linear trail development. Provide public access to natural open space resources. Continue to co-operate with urban communities in providing recreation services. Support and provide direction to proponents of new recreational facilities. Policies 10.1 The strategies contained in the 1992 Municipal Open Space Plan (updated in 2004) will be used as a guideline and framework for dealing with future recreation and open space needs, and recreational development in Sturgeon The County will continue to renew the existing agreements (user fees) between Sturgeon and its urban neighbours The County will consider partnership agreements with its urban neighbours to develop recreational facilities where such facilities will mutually benefit both rural and urban residents The County will work with private sector developers and public organizations to encourage and facilitate the development of new, or the upgrading of existing, recreational facilities, and assist in accessing any available government resources in that regard The County will support and facilitate appropriate development proposals for the Sandy Lake area, including proposals for lands owned by the municipality The County may require that the developer of a large scale recreational facility provide a plan which includes some, or all, of the following information: Municipal Development Plan Bylaw 818/96 Page 16

19 Section 10.0 Recreation and Open Space (i) a comprehensive site design; (ii) an analysis of the estimated number of users and origin of the users; (iii) the impact on the existing transportation system; (iv) the method of providing municipal services; (v) an environmental impact assessment which identifies the capability of the site to accommodate the recreational facility and mitigative measures intended to protect environmentally sensitive areas and adjacent land uses; and (vi) any other matters identified by the municipality Recreational developments, which create excessive noise, will be permitted only where the applicant can demonstrate to the municipality s satisfaction that the development will not generate conflict with adjacent and nearby land uses Municipal Reserve lands in multi-lot country residential subdivisions will be located to provide optimal recreation/open space benefit to the residents and/or, where feasible, to allow for the development of a continuous linked recreation/open space system. Municipal Development Plan Bylaw 818/96 Page 17

20 Section 11.0 Environmental Protection 11.0 Environmental Protection Environmentally significant areas in Sturgeon are classified by the 1989 Environmentally Sensitive Areas Study according to provincial, regional and local significance on the basis of such elements as important wetland and waterfowl areas, forest, wildlife, recreation and geological themes. Most of the provincially and regionally significant areas are considered by the 1992 Open Space Master Plan. The current Agricultural-Natural Conservation Land se District in the Land se Bylaw appears to be effective in protecting these significant environmentally significant areas, which include, among others, the valleys of the major rivers and the shores of most of the permanent lakes. The municipality s major rivers are the North Saskatchewan, the Sturgeon, the Redwater and Riviere Qui Barre. Goal To protect environmentally significant areas and promote environmentally responsible development. Objectives Protect environmentally significant areas. Protect flood prone areas from inappropriate development. Protect the environmental integrity of the County s river systems. Protect environmentally significant lakes and lakeshore areas. Protect wildlife habitat and the integrity of wildlife corridors. Policies 11.1 Where a single or multi-lot country residential subdivision is proposed near the valley of one of Sturgeon s major rivers (the North Saskatchewan, Sturgeon, or Redwater Rivers or Riviere Qui Barre), a minimum 30 metre wide setback from the valley crest will be dedicated as Environmental Reserve to protect the valley bank and, where appropriate, public access. All lands below the valley crest (top-of-the-bank) also will be dedicated as Environmental Reserve, unless otherwise agreed to by the municipality by applying Alberta Environmental Protection s guidelines. The valley crest will be identified by the required Area Structure Plan (ASP) in the case of a multi-lot country residential subdivision or by the subdivision application in the case of a single-lot residential subdivision. For all other subdivisions and watercourses, the setback recommendations of Alberta Agriculture, Food and Rural Development (Public Lands) will apply No permanent structures will be permitted within the 1:100 year flood plain of Sturgeon s major rivers. Where development is proposed near the 1:100 year flood plain, the developer will be responsible for defining the precise boundary/contour of the flood plain. Municipal Development Plan Bylaw 818/96 Page 18

21 Section 11.0 Environmental Protection 11.3 Residential development and/or single or multi-lot country residential subdivisions within the valleys of the North Saskatchewan and Sturgeon Rivers may be considered if the proposed development/subdivision complies with Policy 11.2 and if the developer can demonstrate to the satisfaction of the municipality, by applying Alberta Environmental Protection s guidelines, that the lands are developable. All valley banks, setback buffer strips and the lands within the 1:100 year flood plain will be identified and dedicated as Environmental Reserve The existing Agricultural-Natural Conservation Land se district will continue to apply along Sturgeon County s major rivers The municipality will require that an environmental impact assessment be prepared by the developer of a multi-lot country residential subdivision where an area is considered particularly environmentally significant by either the municipality or Alberta Environmental Protection. The minimum setback requirement may be adjusted accordingly No permanent structures will be permitted within the 1:100 year flood plain of provincially and regionally environmentally significant lakes, which include Manawan, Sandy, Gladu and Big Lakes No development should be permitted adjacent the lakes listed in Policy 11.6 which may: (i) reduce water quality or impede the flow of water (ii) lead to soil erosion or shoreline damage (iii) adversely affect the natural amenity (iv) adversely affect recreational potential (v) restrict access to the water unless safety factors dictate otherwise (vi) adversely impact the visual quality of the natural amenity (vii) adversely affect fish and wildlife habitat (viii) result in excessive removal of tree cover and other vegetation For multi-lot country residential subdivisions, the County will require the dedication of a 30 metre lot boundary setback from the shoreline of the lakes listed in Policy 11.6 as Environmental Reserve to protect the shoreline and public access. For all other uses, the setback recommendations of Alberta Agriculture, Food and Rural Development (Public Lands) will apply The shores of Big Lake and Manawan Lake will continue to be preserved in their natural state through the continued application of the Agricultural-Nature Conservation District. Interpretative centres, approved through Alberta Environmental Protection, may be considered Because of its location within the flood plain, the island in the North Saskatchewan River adjacent the City of Fort Saskatchewan is considered undevelopable and therefore no permanent developments will be permitted New and expanding livestock operations will adhere to the Code of Practice in regard to proximity to any river, stream, or other water body. Municipal Development Plan Bylaw 818/96 Page 19

22 Section 12.0 Transportation and tilities 12.0 Transportation and tilities Policies which protect the integrity of Sturgeon s transportation and utility systems must be compatible with those land use and economic policies which can benefit from the system. Goal To protect the integrity of the County s transportation and utility systems. Objectives Operate transportation and utilities systems safely and effectively. Plan and manage transportation and utilities systems in co-operation with Alberta Transportation and tilities and neighbouring municipalities. Policies 12.1 The County will seek close co-ordination between municipalities with respect to the planning and development of major intermunicipal arterial roadways and utility lines The County may require buffering, fencing and landscaping techniques in order to enhance public safety and mitigate noise annoyance caused by roadway, railway, or airport operations upon adjacent areas The County will recommend that future rights-of-way for pipelines and power lines avoid residential areas whenever possible and minimize the impact on agricultural lands by paralleling existing rights-of-way or following property lines The County will be guided in its decisions regarding land use and development in the vicinity of the illeneuve Airport and the St. Albert Airport by existing noise exposure forecast contours, and the crash hazard and bird hazard areas as defined by Transport Canada and/or the operating authority. Roads The extensive network of paved or oiled secondary highways which form the County s collector road system provide a balance between high quality access, and efficiency and safety for road users. This system is vital to ensuring that every ¼ section in Sturgeon is no further than three miles from blacktop. The continued maintenance and operation of these roads will require a significant and, as the pavements and oiled surfaces age, growing financial commitment to maintain the current level of service. The following policies are directed at preserving the integrity and safety of the County s road system The County will undertake a comprehensive review of all local roads in order to establish a road classification system The County will endeavor to make the most efficient use of existing roadway facilities by directing developments with the potential for substantial road impact to locate adjacent to those roads which have been designed and constructed to accommodate them The County will protect rights-of-way for long term roadway expansion and limit access to primary and secondary highways, through the use of service roads. Municipal Development Plan Bylaw 818/96 Page 20

23 Section 12.0 Transportation and tilities 12.8 The County will ensure that any subdivision of lands adjacent to primary and secondary highways and other major local roads does not preclude the possibility of future road widening The County, in co-operation with Alberta Transportation and tilities, will continue to upgrade the secondary roadway system in order to improve the movement of local traffic to the primary highway system and the main urban centres The County will continue to limit the addition of municipal roadway mileage to those roads required within new subdivisions as a means of reducing the mileage of roadways under its jurisdiction. Water and Sewer Services The following policies are intended to establish and maintain water and sewer systems which are safe, efficient and environmentally compatible, and which recognize that new and evolving technologies for self-contained communal sewage treatment and disposal systems potentially eliminate the requirement to link new multi-lot country residential developments or hamlet expansion to existing regional sewer systems The County will not permit the construction of additional communal water systems, which are designed to incorporate a water supply from an on-site well The County will continue to operate water and sewer systems throughout the Municipality. Water and sewer rates are set to ensure that the municipality s water and sewer operations are financially self-sufficient. Landfill Services The Sturgeon Regional Landfill Authority owns and operates a regional landfill site just east of the Town of Morinville. This landfill site is only about 25 percent full and, therefore, will meet Sturgeon s needs for the next years. The higher cost associated with transporting waste to the proposed regional composting facility can be postponed by placing greater emphasis on recycling The County will continue to identify and support recycling efforts The County will investigate the feasibility of providing process water for industrial use within the Alberta s Industrial Heartland Area Structure Plan. Municipal Development Plan Bylaw 818/96 Page 21

24 Section 13.0 Community Services, Municipal and Environmental Reserves 13.0 Community Services, Municipal and Environmental Reserves Community services and facilities provided, or supported, by Sturgeon deal with health matters, fire protection, policing, education and various recreational and social programs. Most community services are provided on a co-operative basis between the County and its neighbouring urban municipalities. Goal To provide for all critical aspects of community life while protecting lands with recreational and environmental value. Objectives Maintain the present high level of institutional services. Provide appropriate recreational/open space opportunities in multi-lot country residential subdivisions. To protect from development, lands which are not physically capable of sustaining development. Policies 13.1 The County will co-operate with its neighbouring urban municipalities to provide the community services required by its population when such co-operation will result in the provision of community services in a more cost efficient manner The County will continue to be a member of, and therefore actively support, the Sturgeon Foundation The County will consider petitions for the provision of local ambulance services from resident groups. Support for such petitions are subject to conditions deemed appropriate by the municipality Municipal Reserve and School Reserve lands and/or cash-in-lieu will be dedicated to the municipality. The municipality will use the school reserve lands or cash-in-lieu to provide and/or purchase school sites for the school authority on an as needed basis The County will take municipal reserve lands only where such land is identified as being required by an approved Area Structure Plan for a multi-lot country residential subdivision, or to protect a unique or environmentally significant feature from being disturbed for development purposes Where municipal reserve lands are not required, the County will take cash-in-lieu of reserve lands and the use the moneys in accordance with the existing agreement between the County and the school board The County will consider selling and/or leasing municipal reserve parcels in country residential and industrial subdivision, which serve no existing or potential open space purpose. Municipal Development Plan Bylaw 818/96 Page 22

25 Section 13.0 Community Services, Municipal and Environmental Reserves 13.8 The County will require the owner of a parcel of land that is the subject of a subdivision to provide part of that parcel of land as Environmental Reserve on lands that are not suitable for development in accordance with the Municipal Government Act. Municipal Development Plan Bylaw 818/96 Page 23

26 Section 14.0 Natural Resources 14.0 Natural Resources The extraction of mineral and non-mineral natural resources and associated infrastructure is only a temporary use of the land. Most of the regulatory responsibility for the extraction of natural resources is shared between the AEB and Alberta Environmental Protection. The legislated requirements of Alberta Environmental Protection, and their role in implementing the Environmental Protection and Enhancement Act, as well as the Conservation and Reclamation Regulation, establish the standards for reclamation and enforcement. The municipal permitting and licensing process should be co-coordinated with the provincial reclamation and enforcement process to reduce administrative overlap, and to provide the public and developers of natural resources with comprehensive information. Sand and Gravel Operations are divided into Class I & Class II. The Class I operations result in a surface disturbance of more than 5.0 ha in size, and a reclamation plan must be filed with Alberta Environmental Protection, with updates to the plan required every five years. Class II operations result in a surface disturbance of less than 5.0 ha in size. These operations require the approval of Alberta Environmental Protection, but do not require that a reclamation plan be filed, and do not require a security deposit against future reclamation. Finally it is important to note that gravel deposits found in the illeneuve area are close to the surface and are very economic to recover. However, the gravel is overlain by very high quality soils and covers a high quality aquifer, which is the source of water for a large portion of the illeneuve area. Goal To facilitate the efficient extraction of Sturgeon s natural resources. Objectives Co-ordinate the approval and ongoing monitoring of natural resource extraction developments with AEB and Alberta Environmental Protection. Direct subdivision and development so as not to constrain the extraction of nonrenewable resources. Minimize land use conflicts caused by natural resource extraction. Address concerns regarding the extraction of the illeneuve gravel deposits. Policies 14.1 The County will apply AEB regulations and guidelines, and Municipal Government Act regulations respecting sour gas, and other oil and gas facilities, including pipelines, when considering subdivision and/or development No multi-lot country residential development or hamlet expansion will be permitted within one-half (½) mile (0.8 km) of the boundary of an existing non-mineral extraction operation The County will not support resource extraction development proposals in areas which are known to possess unique historical, scientific or environmental features which would Municipal Development Plan Bylaw 818/96 Page 24

27 Section 14.0 Natural Resources be disturbed or destroyed by resource extraction The County will, in each development agreement concerning resource extractive operations, include the following provisions (where applicable): (i) extractive operations and associated activities should be permitted to proceed only after the issuance of the applicable municipal and provincial licences, which indicate compliance with the appropriate legislation and regulations and the development and reclamation plan specifications as established by Alberta Environmental Protection; (ii) that the site be reclaimed to the original or representative site conditions as demonstrated by the issuance of a Reclamation Certificate by Alberta Environmental Protection; (iii) designation of specific truck routes and/or roadway improvements designed to minimize safety, noise and dust problems The County will encourage those involved in the exploration and development of natural resources to construct access roads on road allowances where physically possible The County, through its Municipal Development Plan and Land se Bylaw, will identify the Calahoo/illeneuve Sand and Gravel Extraction Area Structure Plan, as a means of recognizing the presence of the non-mineral natural resource in that area The County may support subdivision of land and development in the Calahoo/illeneuve Sand and Gravel Extraction Area Structure Plan for other than resource extraction uses only if it can be established to the satisfaction of the municipality that one or more of the following apply: (i) the subdivision or land use change will not be detrimental to existing or future use of the land for resource extractive purposes, or to the existing or future use of adjacent lands for resource extraction purposes, or (ii) the resource yield is proven to be of a low quality and/or uneconomic to extract such that continued extraction is unlikely, and (iii) the proposal meets the County s policy with respect to subdivision of agricultural land. No subdivision of land for residential purposes will be permitted within the Quick Extraction Area, within 400 m of the boundary of the Quick Extraction Area, within the Resource Extraction Area, within 400m of the boundary of the Resource Extraction Area boundary, or within 400m of a sand and gravel operation districted as Gravel Extraction within an Agricultural Policy area, unless there is a developable residential site on each parcel a minimum of 400m from the above policy areas as outlined in the Calahoo/illeneuve Sand and Gravel Extraction Area Structure Plan. No development permits for residential purposes will be issued within the Quick Extraction Area or the Resource Extraction Areas or within 400 m of the boundary of either Area or a sand and gravel extraction operation districted as Gravel Extraction within an Agricultural policy area, as outlined in the Calahoo/illeneuve Sand and Gravel Extraction Area Structure Plan. Notwithstanding the preceeding policies, the County may approve the subdivision of land and development permits for individual residences in areas where the reclamation of sand and gravel extraction areas has been completed and the lands re-districted to an AG-NGE or AG land use district, and where the lands which are the subject of the subdivision or development permit application are more than 400 m from existing or planned sand and gravel operations. This policy applies to lands within or within 400 m of the Quick Extraction or Resource Extraction areas, as outlined in the Municipal Development Plan Bylaw 818/96 Page 25

28 Section 14.0 Natural Resources Calahoo/illeneuve Sand and Gravel Extraction Area Structure Plan The County, in the case of an application for a permit to operate a Class I or Class II sand or gravel operation, will require a security deposit equal to the expected cost of reclamation, to the satisfaction of the municipality Sand and gravel extraction shall not be permitted within 800m of a multi-lot subdivision, hamlet or urban center. The separation distance shall be measured from the nearest property line of the multi-lot subdivision to the nearest edge of the planned operating area of the sand and gravel extraction operation. Sand and gravel extraction shall not be permitted within 400 m of an individual residence unless a variance has been granted, the separation distance being measured from the edge of the residence to the nearest edge of the planned operating area of the sand and gravel extraction operation, as outlined in the Calahoo/illeneuve Sand and Gravel Extraction Area Structure Plan. A variance request for the setback requirements of a sand and gravel extraction operation from an individual residence may be granted where provision is made regarding site-specific mitigation of noise, dust, visual, traffic, lighting and other effects of the sand and gravel operation. Consideration will be given to letters of support from adjacent landowners/residents. Municipal Development Plan Bylaw 818/96 Page 26

29 Section 15.0 Fringe Areas 15.0 Fringe Areas The County recognizes that although areas of municipal jurisdiction are assigned specific boundaries, the use of land concerns the region. Those areas of particular concern are on the fringe of jurisdictional boundaries. The fringe policies contained in this Municipal Development Plan for Edmonton, St. Albert and Morinville have been ordered by the Municipal Government Board. The policies for the County s remaining urban neighbours have been individually negotiated. Both the Municipal Government Board order and individual negotiations require that each of these neighbouring municipalities will provide appropriate intermunicipal policies in their Municipal Development Plans. Goal To foster co-operation and co-ordination between neighbouring municipalities in addressing planning issues and in implementing plans and strategies. Objectives Promote compatible land use patterns in fringe areas. Establish a reciprocal planning framework and land use pattern that respects the interests of both municipalities. Create opportunities to negotiate intermunicipal development agreements with each of the County s urban and rural neighbours. Policies 15.1 The County will co-operate with its urban neighbours in negotiating intermunicipal agreements The County will provide for a ½ mile (0.8 km) fringe area adjacent its boundaries with all neighbouring rural municipalities and the City of Fort Saskatchewan. All applications for subdivision and development within this fringe area, as well as all proposed statutory plans and statutory plan amendments, will be referred to the respective municipality for review and comment The County will apply the Code of Practice in considering new or expanding livestock operations located within ½ mile (0.8 km) of an existing or proposed multi-lot country residential subdivision situated within an adjacent rural municipality The County will co-operate with its rural neighbours in negotiating reciprocal fringe planning agreements. Municipal Development Plan Bylaw 818/96 Page 27

30 Section 15.0 Fringe Areas 15.5 Notwithstanding any other provisions of the MDP, the following provisions apply to the intermunicipal fringe for Morinville, St. Albert and Edmonton. (i) The intermunicipal fringe for St. Albert, Edmonton, and Morinville shall be the area as illustrated on the Future Land se Map. (ii) The purpose of the intermunicipal fringe is to ensure that orderly planning and development occurs. The purpose is not to prohibit development but to ensure that intensive development has growth options, locational acceptance, and that development in the fringe can be absorbed into a more intensive development pattern in a cost effective manner. (iii) The LB shall provide for the following: (a) an Intermunicipal Fringe District (IMF) for Morinville, St. Albert, Edmonton, based on the boundary of the fringe. The district may be in the form of a single district for all three municipalities or separate districts; (b) subdivision standards in the IMF District based on the guidance outlined in Policy 2.3 to 2.7 inclusive within this plan; (c) uses which may generate heavy traffic, odour, excessive noise, air or water pollution or nuisances shall be considered only as discretionary uses; (d) a referral system to the respective urban municipality for subdivision applications, development permits for discretionary uses, and LB amendments in the urban fringe; (e) a referral system in the St. Albert and Edmonton fringe overlap that shall result in referrals being sent to both municipalities. (iv) An area structure plan shall be required for any subdivision or development that exceeds the subdivision density standard in the IMF district. (v) Any statutory plan preparation, adoption or amendment or LB adoption or amendment within the fringe shall require participation and referral, with the intent of giving meaningful comment by the urban municipality adjacent to that fringe. Responses to referrals shall be completed in a timely fashion. (vi) The above system of referrals may be eliminated after the adoption of an Inter-MDP or system of area structure plans, the preparation of which provided the respective municipalities with an opportunity for input and participation. (vii) Within one year of the adoption of the amendments in this order, Sturgeon County, with the participation of the respective municipalities, shall develop a mechanism to resolve disputes. Any resolution developed through this mechanism regarding a policy matter that affects the MDP or LB shall subsequently be subject to the public hearing process required by Section 692 of the Municipal Government Act. (viii) Sturgeon County expects that St. Albert, Morinville and Edmonton will reciprocate with similar provisions for co-operation and co-ordination in their planning bylaws. (ix) The other provisions of this plan are subject to this provision where the subject land is within the intermunicipal fringe as described on the Future Land se Map. Municipal Development Plan Bylaw 818/96 Page 28

31 Section 15.0 Fringe Areas 15.6 Town of Bon Accord 15.7 Town of Gibbons (i) Any new intensive livestock operations within 2.0 miles (3.22 km) of Bon Accord s municipal boundary will be referred to the Town for review and comment prior to a decision by the County. Any expansion of an existing intensive livestock operation currently within or on the edge of the 2.0 mile (3.22 km) fringe area will be directed outward from Bon Accord s boundary. (ii) Any new or expansion of existing multi-lot (more than 2 lots per ¼ Section) country residential subdivisions within 2.0 miles (3.22 km) of Bon Accord s boundary requires the preparation of an area structure plan and shall be referred to the Town for review an comment prior to a decision by the County. (iii) Any new or expansion of existing dog kennels within 2.0 miles (3.22 km) of the Bon Accord boundary will be referred to the Town for review and comment prior to a decision by the County. (iv) A new or expanding industrial, institutional or commercial development, within 2.0 miles (3.22 km) of Bon Accord s boundary, requires an area structure plan and will be referred to the Town for review and comment prior to a decision by the County. (v) Any new or expanding multi-lot country residential subdivision, industrial, commercial, institutional or intensive livestock development within the aquifer as shown on the Future Land se Map shall be referred to the Town for review and comment prior to a decision by the County. (i) Any new intensive livestock operations within 2.0 miles (3.22 km) of Gibbons boundary shall be referred to the Town for review and comment prior to a decision by the County. Any expansion of an existing livestock operation located within the 2.0 mile (3.22 km) fringe will be referred to the Town for review and comment prior to a decision by the County. (ii) Any new or expanding multi-lot country residential subdivisions located within 2.0 miles (3.22 km) of Gibbon s boundary require an area structure plan and shall be referred to the Town for review and comment prior to a decision by the County. (iii) Any new or expansion of existing dog kennels within 2.0 miles (3.22 km) of Gibbon s boundary shall be referred to the Town for review and comment prior to a decision by the County. (iv) Any new or expanding industrial and commercial development within 2.0 miles (3.22 km) of Gibbon s boundary require an area structure plan. Municipal Development Plan Bylaw 818/96 Page 29

32 Section 15.0 Fringe Areas 15.8 Town of Redwater 15.9 Town of Legal (i) Any new intensive livestock operations located within 2.0 miles (3.22 km) of Redwater s boundary shall be referred to the Town for review and comment prior to a decision by the County. The Town agrees to provide a letter not objecting to the expansion of an existing intensive livestock operated located within the 2.0 mile (3.22 km) fringe. (ii) Any new or expanding multi-lot country residential subdivisions located within 2.0 miles (3.22 km) of Redwater s boundary require an area structure plan and shall be referred to the Town for review and comment prior to Alberta Agriculture decision by the County. (iii) Any new or expanding industrial, commercial or institutional development within 2.0 miles (3.22 km) of Redwater s boundary requires an area structure plan. (i) Any enlargement of existing intensive livestock operations is to be done in a direction away from the urban centre and not towards nor adjacent to the boundary of Legal. If an enlargement of an existing livestock operation increases by 25% or more within 2.0 miles (3.22 km) of Legal s boundary, the application shall be referred to the Town for review and comment prior to a decision by the County. (ii) Any new intensive livestock operations within 2.0 miles (3.22 km) of Legal s boundary will be referred to the Town for review and comment prior to a decision by the County. (iii) Any new or expanding dog kennels within 2.0 miles (3.22 km) of Legal s boundary will be referred to the Town for review and comment prior to a decision by the County. (iv) Any new or expanding multi-lot country residential subdivisions within 2.0 miles (3.22 km) of Legal s boundary require an area structure plan and shall be referred to the Town for review and comment prior to a decision by the County. (v) Any new or expanding industrial or commercial development located within 2.0 miles (3.22 km) of Legal s boundary requires an area structure plan. Municipal Development Plan Bylaw 818/96 Page 30

33 Section 16.0 Implementation and Amendment 16.0 Implementation and Amendment The purpose of this section of the Municipal Development Plan is to outline the intent and responsibilities of Sturgeon County in carrying out the provisions of the Municipal Development Plan. Goal To provide for the implementation and amendment of the Municipal Development Plan. Objectives Convey the intent of the Municipal Development Plan policies to all aspects of the County s planning and development activities. Ensure consistency between the Municipal Development Plan and other statutory documents. Ensure the validity and effectiveness of the Municipal Development Plan over time. The Future Land se Map, at the end of this document, reflects the contents of the Municipal Development Plan. Policies 16.1 The County shall implement the policies contained in this Municipal Development Plan by the Land se Bylaw, and other statutory documents, such as Area Structure Plans Amendments to the Land se Bylaw, other statutory documents and the issuance of subdivision and development permits shall be guided by the intent of this Bylaw s policies The County shall adhere to the requirements of the Municipal Government Act when updating or amending the Plan The County will review the Municipal Development Plan every five years and make appropriate amendments The County shall provide opportunities for citizens to review and comment on any amendments to the Plan. Municipal Development Plan Bylaw 818/96 Page 31

34 Sturgeon County FA IR Y D EL L CR EE K MNICIPAL DEELOPMENT PLAN WH ISK EY CR 10 EE K µ Kilometers RE D 2.5 Miles 5 Legal LA LA KE 829 W AT ER Redwater KIMRA Y LIL 0 KE SA SK AT C HE W AN RI ER ER RI 2 NO Alcomdale LAKE 803 LA LO ST Mearns 38 KE DEADMAN Industrial Heartland ASP Area LAKE Bon Accord Aquifer ALEXANDER Bon Accord 643 Future Land se Designations RI IE RE BAND Morinville Q LOW I WATER LAKE R BA No 134 RE SANDY Gibbons 642 Heritage Industrial Park A ST R % % Riviere Qui Barre G EO Agriculture Environmental N ER LA KE RI BARD LAKE H RT POIN T % MANAWAN Cardiff RI G R ST ER Hamlet N EO Sturgeon Industrial Park Pine Sands Recreational Carbondale Calahoo 779 % illeneuve RIE R ST R GE O N St. Albert CR LA KE CARROT GL AD 44 K 633 CT BANK LA KE EE illeneuve Airport RIER Calahoo/illeneuve Sand and Gravel Extraction ASP ST BIG LAKE ATIM CREEK BIG LAKE 1996 Sturgeon County MDP Future Land se Map including amendments up to March RG EO N Commercial Lamoureux Edmonton ProNorth Industrial Park Namao Industrial ER % 28 ER RI % RI Country Residential HE W AN GE ON 825 SA SK AT C ST R 28A Heavy Industrial H RT NO Specific Development Control C.F.B. Edmonton Fringe Area Sturgeon South Study Area Sturgeon alley ASP Area Special Area Area Structure Plan % Bon Accord Aquifer Hamlet Growth Node Future Land se Map