HAMLET OF ROUND HILL AREA STRUCTURE PLAN

Transcription

1 HAMLET OF ROUND HILL AREA STRUCTURE PLAN With Amendment December 11, 2012 to Map 4 Land Use Concept Map Prepared by: Austrom Consulting Ltd. Area Structure Plan, Page 1 of 21

2 Table of Contents TABLE OF CONTENTS BACKGROUND PLAN AREA PLAN PURPOSE LEGISLATIVE FRAMEWORK PLAN PREPARATION PROCESS SITE ANALYSIS MUNICIPAL INFRASTRUCTURE EXISTING LAND USE GENERAL LAND USE OBJECTIVES POLICIES AGRICULTURAL DEVELOPMENT OBJECTIVES POLICIES RESIDENTIAL DEVELOPMENT OBJECTIVES POLICIES COMMERCIAL DEVELOPMENT OBJECTIVES POLICIES RECREATION, PARKS AND OPEN SPACE OBJECTIVES POLICIES TRANSPORTATION OBJECTIVES POLICIES UTILITIES OBJECTIVES POLICIES IMPLEMENTATION OBJECTIVES POLICIES Area Structure Plan, Page 2 of 21

3 1. Background 1.1 Plan Area Round Hill is an established rural hamlet that provides primarily social and cultural services to the surrounding agricultural community. Round Hill lies within the northern portion of Camrose County. The hamlet is located on Secondary Highway 834 approximately 26 kilometres north east of the City of Camrose. The Area Structure Plan includes the lands presently within the defined hamlet boundary and the surrounding farmlands in the adjacent quarter sections Plan Purpose The purpose of preparing an Area Structure Plan (ASP) for the Hamlet of Round Hill is to ensure that development within the Hamlet is undertaken in an orderly and equitable manner which ensures the viability of the rural community. The ASP will define specific land use within the plan area, including future subdivision and development. The ASP is intended to mitigate development issues in Round Hill over the foreseeable future by addressing long term concerns specific to the Hamlet. The ASP will also address the desirability and feasibility of additional development and redevelopment of properties, the appropriateness of servicing lands and the potential to expand servicing. Specific objectives of the Area Structure Plan will include the following: To develop a plan that will guide future development; To define appropriate growth (residential, industrial, commercial); To promote small scale industrial and commercial activity in the Hamlet that benefits its residents, and which can be properly supported by the Hamlet s infrastructure; and To identify potential opportunities for residential infill, so as to least impact existing properties and municipal servicing. 1.3 Legislative Framework Camrose County s Municipal Development Plan (MDP) states that Council believes that the existing hamlets within the county should be encouraged to grow to take advantage of existing infrastructure. Section 6.10 of the MDP states that Council will encourage the expansion of hamlets, especially those with existing schools, utilities and other tax funding investments in place. In accordance with Section 633 of the Municipal Government Act, an area structure plan must address the following: the sequence of development proposed for the area; the land uses proposed for the area, either generally or with respect to certain parts of the area; the density of population proposed for the area, either generally or with respect to certain parts of the area; and the general location of major transportation routes and public utilities. Area Structure Plan, Page 3 of 21

4 1.4 Plan Preparation Process The area structure plan was facilitated by a Consultant under contract to the County. The Consultant facilitated two community planning workshops to determine the planning goals and to advise on proposed and suggested land use policies for the hamlet. The Consultant also provided guidance for, and assisted in, community consultation mechanisms which encouraged participation in policy development from local ratepayers. In addition, Camrose County planning and development staff and the division councilor responsible for the area were consulted through the role of technical advisors to the plan process, 1 Community participation was an important component of the planning process. Participation by the public greatly assisted in the identification of key elements of a land use strategy for Round Hill. Two community planning workshops were facilitated by the Consultant. The first, an open house held on November 14, 2007, provided attendees with an initial opportunity to identify community goals, identify development opportunities and constraints, and to make suggestions and recommendations regarding existing land uses and future development within and adjacent to the hamlet. The input received was used to draft plan objectives, then in turn draft land use policies. The second community planning workshop was held January 29,. At this open house the Consultant presented a review of the discussions held previously, discussed the proposed land use concept, and a survey respecting the proposed land use policies were available for public review and input. The consultation process also included notification of the Area Structure Plan preparation to the following stakeholders, including provincial government departments and utility companies. Alberta Environment; Alberta Infrastructure and Transportation; ATCO Gas; Battle River School Division; CU Water Ltd.; East Central Health Region; Fortis Alberta; Sherritt International Company; and Telus Communications. In order to assist in the preparation of land use policies, input was sought from these agencies regarding any interests, issues or concern in the area towards future land use and development. Furthermore, the relevant agencies were referred to for review of the Area Structure Plan. Area Structure Plan, Page 4 of 21

5 2. Site Analysis 2.1 Municipal Infrastructure The Round Hill Servicing Map, supplemented by a physical inspection of the lands, reveals that Round Hill contains the following infrastructure: 2 Road Network Water Wastewater There are 3.32 kilometres of developed streets within the hamlet. A majority of these streets are asphalt surfaced. There is also 1.30 kilometres of undeveloped streets within the hamlet. Round Hill obtains its water from CU Water Ltd., which is treated and piped directly to homes via a low pressure system. There are also a significant number of homes which utilize private wells and/or cisterns for their water supply. Round Hill residents and businesses are serviced via a sewage lagoon that is supported by a gravity sanitary system. 2.2 Existing Land Use Residential A site inspection confirms that there are 50 dwellings located within the hamlet. The homes are spread out over a large area, however are concentrated in three distinct areas: nearly 50% (24) of homes are along 2 Avenue South (Township Road 484); 40% (20) homes are clustered south of Railway Avenue South; and six homes are located north of Railway Avenue North. Using an estimated dwelling unit ratio of 2.60 persons per dwelling (2006 Census dwelling average for Camrose County), it is estimated that Round Hill is home to 130 residents. Institutional The Round Hill School, which offers schooling for 111 students from ECS to Grade 9, is located in the north part of the hamlet adjacent to Railway Avenue North. Camrose County has a shop located on Railway Avenue South, which is used for fire equipment, grader and school bus storage. Other institutional land uses in the hamlet include the Lutheran Church, community playground, and sewage lagoon. The Round Hill Agricultural Society owns several parcels of land, which are utilized for a variety of purposes including a community hall, ball diamonds, and indoor skating rink. Commercial and Industrial Commercial uses include the hotel and restaurant. There are also several shops utilized for industrial purposes which are distributed throughout the hamlet. Area Structure Plan, Page 5 of 21

6 2.3 Physical Development Constraints and Opportunities Key Assets The Consultant s, along with the stakeholders, have identified the following assets as being key to establish future growth in the Hamlet of Round Hill: 2 1. County Owned Lands The former rail right-of-way owned by the County is seen as a significant community asset. 2. Existing Undeveloped and Developed Green Space Lands - There are many county, school board and community owned open spaces spread throughout the community. 3. Sewage System The sanitary system can accommodate residential growth through hamlet infill and expansion. 4. Water System The ability to service properties with treated piped water will facilitate hamlet infill and expansion. Growth Opportunities The Consultants were pleased with the discussion related to growth opportunities. A number of growth opportunities were identified, including: 1. There are private and County owned lands which can facilitate residential expansion. 2. The proposed Dodds-Round Hill Coal Gasification Project may stimulate demand for residential properties in Round Hill. 3. Convenience commercial developments such as a gas station and store are desired in the community. 4. There is the potential for a public-private partnership to provide broadband internet services in the Round Hill area. 5. The creation of a community association could assist in bringing hamlet residents closer together through the identification of issues and development of action plans. Development Constraints A number of potential development constraints were identified. These constraints are summarized as follows: 1. Sewage Lagoon Setback - There are development restrictions adjacent to the sewage lagoon. Pursuant to the Subdivision and Development Regulation, a subdivision authority shall note approve an application for subdivision for school, hospital, food Area Structure Plan, Page 6 of 21

7 establishment or residential use unless each proposed lot includes a building site for school, hospital, food establishment or residential use that is 300 metres or more from the working area of an operating wastewater treatment plant. Furthermore, the Subdivision and Development Regulation states that a development authority shall not issue a development permit for a school, hospital, food establishment or residence within 300 metres of the working area of a wastewater treatment plant. 2. Abandoned Nuisance Grounds - There are development restrictions adjacent to the former nuisance grounds. Pursuant to the Subdivision and Development Regulation, a subdivision authority shall note approve an application for subdivision for school, hospital, food establishment or residential use unless each proposed lot includes a building site for school, hospital, food establishment or residential use that is 300 metres or more from the working area of a non-operating landfill. Furthermore, the Subdivision and Development Regulation states that a development authority shall not issue a development permit for a school, hospital, food establishment or residence within 300 metres of the working area of a non-operating landfill. This requirement may be varied by the subdivision or development authority with written consent of the Deputy Minister of Environment, who will require an engineering study stating that the non-operating landfill poses no risks to the proposed development Maintenance of Green Spaces and Green Space Infrastructure - The maintenance of green spaces and green space infrastructure requires considerable effort by the community. Any additions to green space should be made carefully, and where possible, be maintenance free. 4. Drainage Issues Drainage in the hamlet is from west to east. While there are few identified problems, any development must take into consideration drainage and ensure that drainage from developed lands do not affect neighbouring properties. One ratepayer, with property northwest of the hotel, indicates that his property is susceptible to drainage problems. 5. Abandoned Coal Mines Two abandoned coal mines were identified: one located east of the school; and one located south of the Community Hall. Expansion Areas Participants at the Community Planning Workshop identified a number of different expansion areas. The Consultants have identified the areas which present future development opportunities. 1. Former Rail Right-of-Way for Residential Expansion. These lands, which are owned by the County, include a large parcel of land between Highway and Sewage Lagoon, between Railway Avenue North and Railway Avenue South. The lands are constrained by their proximity to the former nuisance grounds, however an engineering study may prove that all of the lands can be developed for residential purposes. Area Structure Plan, Page 7 of 21

8 2. Part SW W4 for Residential Expansion. These lands which are adjacent to the Round Hill School (east) are privately held. The western portion of this property may constrained by the former nuisance grounds. 3. Part NW W4 for Commercial/Light Industrial Infill. Adjacent to Round Hill Hotel these lands are privately held. The landowners request to develop these lands for residential purposes conflicts with the land use designation of the property, as well as its proximity to the Round Hill Hotel. The Consultants suggest that a portion of these lands could be subdivided from the balance of the property. and utilized for small trucking/service industry businesses (shops) Plan 3029ET Pt. Lot D for Residential Infill. Adjacent to 2 nd Avenue South that is close to Secondary Highway 834 these lands are privately held. These lands could be subdivided into smaller parcels in a manner that would be consistent with surrounding properties. 5. Plan 3029ET Lots A & B for Commercial/Light Industrial Infill. These lands are adjacent to Highway 834 and Railway Avenue South. They are privately held lands. The Consultant notes that if developed as a package, these properties present redevelopment potential in conjunction with the redevelopment of the former railway lands. In order to achieve a subdivision design that would be functional it would be beneficial if these properties were to be developed simultaneously, or at the very least, be designed so that lot sizes are consistent with surrounding properties. Area Structure Plan, Page 8 of 21

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12 3.0 General Land Use Map 4, Land Use Concept provides the proposed land use concept for the Area Structure Plan. Map 5 shows the proposed growth areas. This map supports infill development and future growth directions for Round Hill. The following objectives and plan policies support the future land use concept Objectives a) To establish areas for future growth and expansion. b) To provide for a range of land uses. c) To promote orderly development while minimizing conflicts between land uses. d) To conserve the quality of land, water and natural environment. 3.2 Policies Map 4, Land Use Concept and Map 5, Development Opportunities and Constraints, are to be used in conjunction with the policies of this Area Structure Plan as a framework for community growth and the provision of compatible range of land uses The land use districts contained within the County s Land Use Bylaw shall be amended to reflect the Land Use Concept herein provided Land use development and hamlet growth is to be encouraged to: a) Promote the small town spirit of the hamlet; b) Maintain the feel of a small, safe community; and c) Complement and preserve the aesthetics of the community Objects prohibited/restricted in yards (dilapidated vehicles, building materials, multiple RV s, use of RV s as living accommodation) as well as parking of large commercial vehicles on hamlet streets should be restricted in all residential districts In accordance with the provisions of this Area Structure Plan, the growth of Round Hill is to be on lands that can be serviced by connecting to the hamlet s existing water and/or sewer services in an orderly and cost-effective manner. Area Structure Plan, Page 12 of 21

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15 4.0 Agricultural Development Since agriculture forms a key component of Camrose County s economic base, the Area Structure Plan desires to maintain the use of agricultural lands with the Plan area for farming operations as long as the lands are not required for growth of Round Hill. At the same time, it is important that agricultural activities do not pose undue conflicts with the residential natural of Round Hill Objectives a) To accommodate and protect existing agricultural operations. b) To direct non-agricultural development to minimize impacts of agricultural operations. c) To discourage the development of confined feeding operations in the immediate vicinity of Round Hill. 4.2 Policies Until such time that the owner of existing farmland desires an alternate land use that is in accordance with the provisions of this Area Structure Plan, existing agricultural lands are to remain allocated for agricultural use Council requests the NRCB not allow confined feeding operations, as defined by Provincial regulations, within one mile of the Hamlet of Round Hill boundary Small agricultural holdings are to be discouraged unless it can be clearly demonstrated that the proposed small holding parcel meets the specialized requirements of the agricultural industry. Area Structure Plan, Page 15 of 21

16 5.0 Residential Development The County wishes to encourage aesthetically pleasing residential development which provides for the quiet enjoyment of property and also promotes a sense of community. The integration of parks and open space into residential expansion areas will enhance the appeal of these areas. 5 There are twelve (12) vacant lots available for residential infill. The effective number of available parcels may be greater if some parcels are packaged to provide larger lots. The County owned former rail right-of-way lands are the most desirable lands in terms of residential expansion. There are approximately 20 acres of land within this residential expansion area, which, at a density of 6.0 units per acre, could yield 120 parcels at 5,000 square feet. Using the same assumed density of development and lot size, the other identified residential expansion areas could yield approximately 30 lots. Therefore development capacity of these potential residential areas far exceeds the existing development within Round Hill. 5.1 Objectives a) To provide areas for a mix of residential housing densities. b) To encourage infill development of existing residential lands. c) To enhance the aesthetic quality of residential areas. d) To establish development standards for manufactured homes. 5.2 Policies Hamlet residential development shall be serviced with common municipal utilities and be of densities more typical of urban municipalities Single detached dwellings shall be encouraged to be the predominant form of housing within the hamlet, however other duplexes and row housing may be permitted where it is deemed appropriate within the hamlet The minimum parcel sizes for certain dwelling types will be as follows: detached dwelling shall be 463 square metres (5,000 square feet) with a minimum width of 15.2 m (50 feet); the minimum parcel size for duplexes and row houses shall be 232 square metres (2,500 square feet) per unit with a minimum width of 7.6 m (25 feet) per unit Residential land use developments shall strive to achieve a maximum density of 6.0 units per gross developable acre (14.8 units per hectare) Newly located manufactured homes within the hamlet shall feature the following criteria: have a minimum roof pitch of 5 centimetres (2 inches) of vertical rise for every 30.5 centimetres (12 inches) of horizontal length; have a minimum floor area length to width ratio of 3:1; and be 10 years or newer from the date of move-in into the hamlet Residential Infill: a) On vacant parcels or redevelopment of under-utilized parcels is encouraged in order to maximize the use of existing municipal infrastructure; Area Structure Plan, Page 16 of 21

17 b) Should enhance and complement the existing streetscape by providing landscaping, site and building design appropriate to adjacent residential development; c) Should respect the established street pattern by ensuring that the front yard setback is consistent with other buildings on the street; d) Should offer an acceptable transition to adjacent residential development by introducing a building form that respects the scale, massing and architectural design of the surrounding residential community; and e) The County shall ensure that the capacity of existing utility systems, street systems and community facilities are not exceeded by residential infill Commercial Development The County desires to provide for lands within the hamlet for a variety of commercial purposes, including those commercial uses of a light industrial nature (i.e. trucking businesses, welding shops, etc.). The County also desires to encourage and promote convenience retail and personal service businesses for Round Hill residents. 6.1 Objectives a) To provide areas for a variety of commercial activities. 6.2 Policies Infill commercial development is encouraged adjacent to Main Street Three potential commercial expansion areas have been identified: two being adjacent to Secondary Highway 834 (County owned land on former rail right-ofway and Private owned land adjacent to Railway Avenue South), and adjacent to 2 nd Avenue South It is recommended that the County establish a parking area for commercial trucks adjacent to Secondary Highway 834 on the former rail right-of-way Unless otherwise approved by the County, all parking requirements for commercial land use developments shall be provided for on-site Commercial land use development adjacent to any existing residence will be required to provide a treed buffer in order to minimize the enjoyment of residential areas Outdoor storage areas shall be screened Security/operator units shall be allowed within a commercial use building Home based businesses are encouraged and must comply with the County s Land use Bylaw. Area Structure Plan, Page 17 of 21

18 7.0 Recreation, Parks and Open Space The Area Structure Plan contains two large outdoor recreation areas (at the school site and the Round Hill Agricultural Society). New open spaces will be required in the residential growth areas Objectives a) To provide areas for recreational facilities and open spaces. 7.2 Policies In the residential growth areas identified, municipal reserve land shall be dedicated in accordance with the provisions contained in the Municipal Government Act As part of the subdivision design in residential areas, the provision of pathway linkages to access public open space shall be encouraged to be facilitated on municipal reserve and/or utility rights-of-way The County will consult with the Round Hill Agricultural Society to determine long-range recreation needs and appropriate uses of municipal reserve lands. Area Structure Plan, Page 18 of 21

19 8.0 Transportation The County wishes to encourage safe and efficient vehicular traffic within the Plan area. The existing grid pattern within the hamlet should be maintained, however modifications to the grid pattern may be allowed within the identified residential growth area Objectives a) To encourage safe vehicular and pedestrian movement. b) All new and redeveloped residential streets shall be constructed to County standards in effect at the time of construction. 8.2 Policies Developers are encouraged to maintain the historical grid pattern of streets in the design of new development areas All new roads within the Plan Area shall be constructed and paved to County standards, as may be amended from time to time. Area Structure Plan, Page 19 of 21

20 9.0 Utilities Servicing via the public distribution system is the required method of servicing properties in the Hamlet. Good engineering design practices should be used to address such issues as line sizes and future servicing. Prior to development approvals being given, a detailed water, sanitary and stormwater servicing analysis must be carried out to confirm the servicing requirements of the development and any impact the development will have on the existing system or the area in which the development will occur. 9 Round Hill residents presently obtain their water supply from either wells or from CU Water Ltd. The existing water distribution system consists of 100 mm mains and is capable to accommodate another 20 service connections today and with some system upgrades, also will accommodate the future expansion of the hamlet. Presently, wastewater from land uses within Round Hill is directed by gravity through 200 mm mains to a lift station from which the wastewater is pumped to the sewage lagoon system northeast of the hamlet. The existing system is capable of supporting a population of at least 500 residents and thus is capable of supporting hamlet expansion. Round Hill presently does not have a formal storm water management system. Storm water run-off generally moved towards historical drainage courses. 9.1 Objectives a) To ensure water distribution and wastewater collection is provided in a safe and efficient manner. b) To serve residents with municipal water and sewer services. c) To require future developments to meet provincial storm water management requirements and have proper on-site grading. 9.2 Policies All future development within the Plan area shall be connected to the municipal water and sewer system Prior to subdivision approval, the developer shall be required to provide detailed engineering plans to describe how the water, sanitary and storm water servicing will be fulfilled The use of road right-of-way for storm water conveyance must be designed to accommodate a 1:100 year storm and not adversely affect traffic. Should the road right-of-way not be able to accommodate the 1:100 storm, on-site storm water ponds will be required. Storm water storage or retention is not allowed within road right-of-ways Deep services may be allowed in right-of-ways at the discretion of the County Utility cost recovery programs, such as off-site levies, shall be implemented Off-site levies shall be implemented through a bylaw adopted by Council Unless otherwise specified in a development agreement, the developer shall be responsible for the construction of utility extensions. Area Structure Plan, Page 20 of 21

21 10.0 Implementation Implementation of the goals, objectives and policies of the Round Hill Area Structure Plan will require action by the administration and Council of Camrose County. Monitoring of Area Structure Plan policies, which leads to periodic reviews and updates, should be exercised by the County. A review timeframe should be established in order to ensure that the Plan intent and policies remain current and continue to reflect the needs and aspirations of the community Objectives a) To effectively achieve the goals and objectives of the Round Hill Area Structure Plan. b) To ensure consistency between the policies of the Round Hill Area Structure Plan and the Camrose County Municipal Development Plan. c) To promote consistency between the Round Hill Area Structure Plan and the Camrose County Land Use Bylaw. d) To provide for monitoring, review, and update of the Round Hill Area Structure Plan Policies Council and administration of Camrose County shall endeavour to achieve the goals and objectives of the Round Hill Area Structure Plan through the implementation of the Plan s policies in all applicable planning, subdivision and development processes Council may initiate a review of the Plan from time to time to ensure that the intent of the Plan is consistent with changing needs and aspirations of the community Council may consider amendments to the Plan in order to address changing or unforeseen circumstances In accordance with the Municipal Government Act, Council shall ensure public consultation during consideration of proposed amendments to this Plan and during any review of the Plan It is suggested that the County facilitate a Community Development Workshop in the hamlet to determine if the community can unite to enhance the quality of life in Round Hill The Round Hill hamlet boundary may be amended from time to time as required to accommodate subdivision and development in the hamlet growth areas. Area Structure Plan, Page 21 of 21