BURNT LAKE AREA STRUCTURE PLAN

Transcription

1 BURNT LAKE AREA STRUCTURE PLAN Bylaw No. 15/99, Adopted March 21, 1999 Amending Bylaw No. 2017/3, Adopted April 11, 2017

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3 1 Table of Contents 1.0 Introduction Purpose Regional Context Process Site Context Natural Features Existing Land Use Existing Zoning Natural Resources/ Oil and Gas Transportation Network Utilities Relevant Plans and Policies Policy Context The Municipal Government Act Red Deer County Municipal Development Plan Intermunicipal Development Plan Area Structure Plans Outline Plans Land Use Bylaw Future Land Use Concept Area Structure Plan Policies General Policies Agriculture Light Industrial Commercial Parks/ Open Space Country Residential Commercial Recreation Transportation Franchise Utilities 23

4 Water and Sanitary Services Storm Water Management Oil and Gas Infrastructure Implementation Interpretation Plan Amendments Land Use Bylaw Local Area Structure Plans Plan Administration and Implementation Plan Amendments Phasing 28 Appendices Appendix A Process 37 Appendix B Public Input 39 Appendix C Public Input Implications 47 Appendix D Daily Traffic Generation Table 48 Appendix E Burnt Lake Daily Traffic Assessment 49 Appendix F Alberta Transportation s Highway 11 Functional Planning Study 50 List of Figures Figure 1.0 Burnt Lake Location Map 29 Figure 2.0 Natural Features 30 Figure 3.0 Existing Development 31 Figure 4.0 Transportation Network 32 Figure 5.0 Oil & Gas Infrastructure, & Other Features 33 Figure 6.0 Existing Land Use Bylaw Districts 34 Figure 7.0 Land Use Concept Map 35 Figure 8.0 Required Local ASP Areas 36

5 3 1.0 Introduction 1.1 Purpose This Area Structure Plan (ASP) provides a framework for the long-term subdivision and development of the lands referred to as the Burnt Lake plan area which is located west of Highway 2 adjacent to the City of Red Deer (see Figure 1.0). The Burnt Lake Area Structure Plan, originally adopted in 2000, was undertaken in response to increased interest in land development within the area at that time. A study conducted in support of the plan suggested that commercial, industrial and agriculture-related industries were the most appropriate land uses for the area. The purpose of the plan, which remains unchanged from when it was originally approved, is to delineate areas in which various land uses will be considered, and set out conditions under which such development may be approved. Toward this end, the plan provides a Land Use Concept and a series of development policies to guide the municipality and proponents of future development. The purpose for this latest amended version of the Burnt Lake ASP is to recognize any changes that have occurred with the development area, to update the ASP policies to ensure alignment with other statutory documents such as the Municipal Development Plan and the Red Deer City/Red Deer County IDP and to amend all mapping in recognition of the existing land uses and the lands annexed by the City since the adoption of the original plan. 1.2 Regional Context The Burnt Lake plan area in the regional context is shown on Figure 1.0. Specifically, the plan area is bounded by Highway 2 and the City of Red Deer to the east, the Red Deer River and the south boundary of Section W4M to the southeast and south respectively, Range Road 282 to the west, and the City of Red Deer s Queen s Business Park and Highway 11A to the north. The Linn Valley Country Residential Subdivision is located directly across Highway 11A, northeast of the plan area. The remaining lands north of the highway are used for agricultural purposes. Agriculture is the predominant land use to the west and south of the plan area. However, country residential subdivisions extend to the southwest of the plan area, along the valleys of the Red Deer River and Sylvan Creek. Also, the Poplar Ridge Country Residential Community is located one mile west of the Burnt Lake plan area. A combined elementary school and park site serves both the local Poplar Ridge residents and some Burnt Lake residents.

6 4 1.3 Plan Process When the Burnt Lake Area Structure Plan was originally created in 2000, an expansive plan preparation process was undertaken involving three key components. Firstly, background information pertaining to development opportunities within the plan area was gathered and reviewed. This information was gathered by the assistance of Red Deer County and Alberta Transportation. Secondly, a comprehensive public consultation process was conducted, which included a resident survey, stakeholder workshop, and public information session. The public consultation process was conducted in the spring of Lastly, an Advisory Committee was established to provide overall guidance and direction to the consultants who developed the ASP. Members on the committee included landowners, Councillors, County staff, and representatives from the City of Red Deer and Alberta Infrastructure. For further information on the initial Area Structure Plan preparation process that was conducted in 2000, please refer to Appendix B. For this latest version of the ASP all the supporting background information including mapping was updated. The policy section was also reviewed and amended where required in order to be in alignment with the latest County plans and the City/County IDP. Public input was not sought during this process given that the intent was to simply reformat and update the document and not make any major changes to the overarching land use concept. 2.0 Site Context The boundaries of the Burnt Lake Area Structure Plan encompass 27 quarter sections, or, seven sections of land equivalent to approximately km 2 (1,657 ha) or 4,094 acres. The plan area is predominantly agricultural in nature with a concentration of industrial based business operations along Highway 11, just west of the Highway 2 interchange. This Section summarizes those existing conditions of this relatively large area which are significant for identifying an optimal future land use concept, and for formulating appropriate Area Structure Plan policies. 2.1 Natural Features Large portions of the plan area are gently rolling resulting in a number of excellent viewpoints. The vast majority of the area has been cleared for agricultural purposes so that few attractive tree stands remain (see Figure 2.0). Future development should be encouraged to maintain and integrate remaining tree stands wherever possible. For example, a particularly attractive and mature row of trees (deciduous and coniferous) flanks both sides of Range Road 282, from Highway 11A south to Township Road 384

7 5 (Poplar Ridge Road). Future abutting land uses should be encouraged to preserve and optimize the amenity value of these trees. The Red Deer River is Burnt Lake s most significant natural feature. The river and its adjacent banks and valley bottom lands, are identified by the 2011 Red Deer County Environmentally Significant Areas Inventory as a regionally significant, sensitive environmental feature, which should be preserved and protected to the greatest extent possible. This linear feature is an important wildlife habitat providing nesting grounds for a variety of bird species, and a vital corridor for both mule and white-tailed deer. The river contains spawning areas for Northern Pike and Walleye. Spruce and poplar woodland is the dominant vegetation form, with stretches of riparian shrubbery and wetlands along the valley bottom. Examples of plant species unique to this area also are evident. Within the plan area, the valley break is well defined. The valley exhibits steep slopes, interspersed with terraces, and a sharp drop at the water s edge. Some instability is evident along the slopes. The Provincial standards and guidelines should be applied when lands in areas affected by river flooding, slumping and erosion are evaluated for potential development. Although not identified as having significant environmental features by the Environmentally Significant Areas Inventory, three additional natural features are located within the plan area which may impact future development. These features are shown on Figure 2.0 and include: 1. Cameo Lake is a permanent Crown owned water body located in the central portion of the plan area, just north of Highway 11. Specifically, the lake covers part of the W ½ of W4M, and is some 60.0 hectares (148.3 acres) in size. Cameo Lake drains into a ditch located adjacent a developed east/west municipal road extending along the south side of the lake, then under Highway 11 and into the Red Deer River. An environmental assessment undertaken by the owner of the lands bordering the south portion of Cameo Lake (within the SW ¼ W4M) determined that the shoreline may be appropriately designated Environmental Reserve under the Municipal Government Act. As such, an appropriate setback will need to be established from the high water mark of the lake when developing lands adjacent to Cameo Lake for nonagricultural uses and, at the very least, a six meter wide Environmental Reserve strip likely will be required. Parts of Cameo Lake has been annexed to the City. 2. A large waterbody is located in the northwest portion of the Burnt Lake plan area, and covers some 36.0 hectares (88.9 acres) of the NE ¼ of W4M. Poplars, willows, sedges and swamp grasses are associated with this intermittently wet area, and the surrounding lands are being used predominantly for agricultural pursuits. Any non-agricultural development of these surrounding lands will need to recognize the slough as a permanent natural feature.

8 6 3. Sylvan Creek is a deeply incised east/west drainage course which extends through the south portion of the plan area (south of Highway 11) and flows into the Red Deer River. Country residences exist along this amenity feature within its thickly vegetated valley. However, a site survey suggests that future such development will need to address matters such as slope stability and slumping as per the County s and Provincial guidelines. Several other smaller waterbodies, low lying wet areas and drainage courses are interspersed throughout the Burnt Lake area. These features may pose constraints to some forms of future development, but may also provide opportunities for integration into local storm water management systems. The plan area generally drains towards the southeast, into the Red Deer River. 2.2 Existing Land Use Figure 3.0 shows existing development within the Burnt Lake plan area. The predominant land use within this area is agriculture, focusing mainly on crop production. All agricultural areas are indicated in Figure 3.0. The protection of agricultural operations and minimizing the conversion of agricultural lands to non-agricultural uses is a priority throughout the County. One Confined Feeding Operation (CFO) is located in the far north portion of the plan area, at NW W4M (see Figure 3.0). Although this CFO is not currently active, CFO status remains on the parcel. Future development in close proximity to these types of operations will be required to comply with the Minimum Distance Separation (MDS) as set out in the Agricultural Operation Practices Act, along with any relevant County policies. Two CFO s have since been decommissioned since the writing of the initial ASP in The CFO located in NE W4M was removed in 2000 once the owner began to subdivide their land into twenty one (21) lots designated for Agricultural Business. Since then, these lots have been zoned as Business Service Industrial (BSI) and serves as an industrial park. It is unclear at this time if the parcel still retains CFO status. The remaining CFO in NW W4M was closed when the landowner requested that the Natural Resources Conservation Board (NRCB) cancel their development permit for their hog operation. In doing so, the landowner voluntarily cancelled their CFO status. Other existing uses located within the Burnt Lake plan area are listed below. 1. Industrial/Commercial Multi-parcel industrial and commercial businesses are located along the north and south of Highway 11, west of Highway 2 (NW, NE

9 W4M and SW, SE W4M). The industrial areas are categorized as medium industrial and business service industrial lands. 2. Country Residential Small country residential acreages and farmsteads are scattered throughout the Burnt Lake plan area. A number of those residences located in the vicinity of the industrial areas operate substantial home businesses. Four developed country residential parcels front onto the Highway 2 service road, and further such residences are evident west and north of Cameo Lake. The largest concentration of country residential development extends along the tops-of-the-bank of the Red Deer River and Sylvan Creek valleys. In instances, Environmental Reserve has been dedicated to protect the valley features. 3. Manufactured Home Park A manufactured home park located along the Old Burnt Lake Trail, on a triangular parcel forming a part of the SE ¼ W4M. This older park is served by a communal water and sewer system, which requires considerable upgrades to adhere to Provincial Standards. The park is also currently zones as Business Service Industrial (BSI) and therefore is considered an existing non-conforming use. As a result, the park cannot be expanded or redeveloped as a manufactured home park. Any new development must conform to the existing Land Use Bylaw. 2.3 Existing Zoning Existing zoning (districting) generally reflects and supports the existing land use pattern described above. The land use districts applicable to the plan area under Red Deer County Land Use Bylaw 2006/6 are as follows: 1. Agricultural District (Ag) This land use district applies to the agricultural lands within the Burnt Lake plan area. The district strives to accommodate and support an evolving agricultural industry and associated rural lifestyles. A detailed list of agricultural uses which are either permitted or discretionary can be found within part 11 of the Land Use Bylaw. 2. General Commercial (C-2) One general commercial district is located on the eastern portion of the Burnt Lake plan area, north of Highway 11. The intent of this district is to provide a variety of service and retail commercial uses located within highly accessible areas. 3. Commercial Recreation District (C-5) A large parcel located on the northern portion of the plan area has been rezoned as commercial recreation district. The owners intent is to eventually develop a golf course facility. This district aims to provide for a range of commercial recreation and tourism businesses, accommodation and related facilities.

10 8 4. Business Service Industrial (BSI) The purpose of the district is to allow for business and service industrial uses to carry out their operations in such a way that no nuisance shall be created. This allows all adjacent non-industrial use districts to exist in harmony with industrial operations. The majority of BSI districted lands are located in an area along the Highway 2 corridor, north and south of Highway Medium Industrial (MI) This land use district provides for manufacturing, processing assembly, distribution, service and repair uses that may carry out their operation outdoors or require outdoor storage areas. This district can be found within the eastern portion of the plan area, both north and south of Highway 11. Medium Industrial areas are located adjacent to Business Service Industrial districts within the plan area. 6. Country Residential District (R-1) Country residential development is located in the southern portions of the plan area. This zoning district is intended to provide country residential lots that are 1 to 3 acres in size. 7. Public Utility (PU) One public utility districted parcel is located within SE W4M, which serves to provide public and private utility services for the area. 8. Direct Control District (DCD) Direct Control Districts are intended for developments that require site specific regulations that are unavailable in other districts. The DCD district located in SW W4M provides for industrial uses such as assembly of goods, fabrication, and manufacturing of products. The current land use districting pattern within the plan area is shown on Figure Natural Resources / Oil and Gas According to the Alberta Geological Survey Maps, areas on the eastern boundary of Burnt Lake is underlain by gravel deposits. Two deposits located along the Red Deer River are particularly well suited for extraction operations. Currently there are two gravel pits located within the plan area. One gravel pit is owned and operated by the Province and is located within the NW (east half), NE (portion above Red Deer River), SW (north east part), and SE (portion above Red Deer River) of W4M. Remediation of the site will be completed by the Province once the operation is completed. Another inactive pit is located in the south eastern portion of the plan area, which has yet to be reclaimed. Numerous oil and gas pipeline rights-of-way cross the plan area as shown on Figure 5.0. The Alberta Energy Regulator (AER) indicates that no sour gas lines which may limit future development extend through the Burnt Lake area.

11 9 Numerous abandoned well sites are located throughout the plan area. Future development must address the setback requirements from the wellheads, as per the Subdivision and Development Regulations of the Municipal Government Act and Alberta Energy Regulator (AER) standards. 2.5 Transportation Network Existing Transportation Features Figure 4.0 illustrates the major features of the Burnt Lake plan area s existing transportation system. The system comprises three highways, a service road and the local municipal road network. These features are described as follows: 1. Highway 2 bounds the plan area to the east, from the interchange with Highway 11A, south to where the highway crosses the Red Deer River. This major provincial highway is a four lane divided free flow facility and, although access is restricted to the Highways 11 and 11A interchanges, it affords the Burnt Lake lands a high degree of exposure and visibility for future business industrial uses. The existing Highway 2 right-of-way, where it borders the Burnt Lake area, can accommodate upgrading to a six lane facility. 2. Highway 11 bisects the plan area and is the main access to Sylvan Lake and beyond. This four lane divided transportation feature is designated the David Thompson Highway for tourism purposes, and intersects with Highway 93 (the Icefields Parkway or Banff Jasper Highway) at Saskatchewan Crossing in Banff National Park. Traffic volumes on Highway 11, between Highway 2 and the Town of Sylvan Lake, have increased substantially in recent years in response to rapid growth of that community, and increasing tourism activity along the David Thompson Corridor. 3. Highway 11A extends along the north boundary of the plan area. This two lane undivided highway formerly served as the main linkage from Highway 2 to Sylvan Lake. Highway 11 A continues to serve a regional function, and the grade separated intersection with Highway 2 provides for a high quality of access from the north portion of the Burnt Lake plan area. Burnt Lake Trail, formally known as Highway 596, intersects with Highway 11 at a point about one mile west of Highway 2. This hard paved trail formerly intersected with the Highway 11 directly west of Highway 2, but was realigned to allow for the construction of the Highways 2 and 11 interchange. Burnt Lake Trail (Highway 596) generally parallels the Red Deer River and Sylvan Creek within the south half of the plan area. The local municipal road network (see Figure 4.0) links with the highway system and includes two north/south range roads, and an east/west road referred to as

12 10 Poplar Ridge Road. Two forced roads have been constructed along ¼ section lines to accommodate the business uses located on either side of Highway 11. The most significant of these roads (for accommodating business traffic) is Township Road 384 extending north of Highway 11, which intersects with Poplar Ridge Road. The CP rail main line parallels Highway 2 below the top-of-the-bank of the Red Deer River along the eastern boundary of the plan area Future Transportation Plan Since the approval of the original Burnt Lake ASP a number of changes that were proposed or planned at the time have been completed. These changes include the twinning of Highway 11, the relocation of the Burnt Lake Trail (Highway 596) intersection, and the closure of Range Road 281/ Highway 11 intersection. In addition, collector roads were developed within SW, SE W4M and NE, SE W4M to accommodate new development. Burnt Lake Trail (Highway 596) was re-routed in order to create the now existing Burnt Lake Trail/ Highway 11 intersection, located 0.5 kilometers west of the original intersection. Since the creation of the current intersection, Burnt Lake Trail (Highway 596) has lost its provincial highway status. Red Deer County has complete direction, control and management of the road. Currently, Alberta Transportation has plans to create a future Range Road 281A/ Highway 11 interchange as indicated in Figure 4.0. Once this interchange is built, the existing Burnt Lake Trail (Highway 596)/ Highway 11 intersection will be closed. In addition, Alberta Transportation intends to transition Highway 11 to an eight (8) lane freeway facility. In order to accommodate the freeway, access is to only occur at designated interchange locations. Therefore, no at-grade intersections or direct Highway 11 access will be permitted, so as to accommodate free-flow connections. Future internal road networks must be designed to obtain access from the Highway 2/ Highway 11, Range Road 281A/ Highway 11 interchange locations, and meet Alberta Transportation s Access Management Guidelines. In addition to the above, increased building setbacks may have to be applied to ensure right-of way protection.

13 Utilities Water and Sanitary Sewage Most developments within the Burnt Lake area are served on site by water wells and private sewage systems. The manufactured home park is served by a private sewage lagoon. The Burnt Lake area likely will continue to rely on on-site water and sewer, particularly since the County does not support municipally owned servicing systems outside of its growth areas. The density of future development proposed for Burnt Lake will need to recognize the focus on on-site servicing. Any proposed communal systems required to service new development will be privately owned and operated, and must be properly designed and provincially licensed. The ability of the groundwater supply to sustain long term yields, and water quality will need to be determined to the satisfaction of the Province and Red Deer County prior to subdivision and development Storm Water Management Storm water within the plan area drains via road ditches and local drainage courses, southeast into the Red Deer River. Some landowners have expressed concern that the culvert under Highway 11, near its intersection with Highway 2, is inadequate for handling flows from north of Highway 2 during spring runoff or periods of heavy rainfall. Also, flooding has been reported at such times along the Red Deer River valley bottom, west of the CP line. The 1991 Red Deer River Hydraulic Study, completed under the Canada-Alberta Flood Damage Reduction Program, identifies the 1:100 year flood elevation as at the east end of the plan area, (Highway 2 bridge), and at a point 1.47 kilometers west of the high water mark of the river. Storm water management facilities, therefore, should be located outside the floodplain. Also, the County s Land Use Bylaw does not permit any building construction within the floodplain. Storm water management will be required in undeveloped areas and will likely be accomplished via roadway ditches and existing watercourses as development proceeds. To ensure that run-off is maintained at pre-development rates, new storm water management facilities may be required. Detailed storm water management studies will be required to be prepared to the satisfaction of the County and, if required for licensing purposes, Alberta Environment and Parks. Such studies are particularly relevant given reported drainage concerns in the plan area.

14 Major Utility Facilities Two major utility rights-of-way extend through the plan area. First, a 500 KV overhead power transmission line which bisects the southwest corner of the plan area within the SW ¼ W4M. Second, a Fibre Optic Cable runs along the north-south center line of Section W4M, perpendicular to Highway 11, in the center of the plan area. Lastly, ATCO natural gas pipelines are located throughout the plan area. 2.7 Relevant Plans and Polices Municipal Development Plan Section 632 of the Municipal Government Act requires that all statutory plans adopted by a municipality be consistent with one another. This means that the future land use plan and related policies proposed for the Burnt Lake Area Structure Plan must comply with the goals and policies of the 2012 Red Deer County Municipal Development Plan (Bylaw No. 2012/26). The policies contained within the MDP shall be implemented through the Land Use Bylaw, Statutory Plans, and non-statutory documents. The County s Statutory Plans, such as Burnt Lake ASP, must be consistent with the MDP in order to ensure consistent and coordinated development. Further information on specific policies relevant to the ASP can be found within the MDP, including but not limited to: agriculture, residential development, industry and commerce, environmental stewardship, recreation and open space, and community infrastructure Area Structure Plan Policy The County requires the adoption of a Local of Major Area Structure Plan, prepared in accordance with the Municipal Government Act, prior to the approval of any new proposed industrial or commercial subdivision, or for any proposed multi-lot subdivisions as per, Section 2, of the Municipal Development Plan. 3.0 Policy Context 3.1 The Municipal Government Act The Municipal Government Act is the legislative framework in which all municipalities operate under within Alberta. Section 633 of The Municipal Government Act, outlines the purpose and the content of an Area Structure Plan as stated in the following subsections:

15 13 (1) For the purpose of providing a framework for subsequent subdivision and development of an area of land, a council may by bylaw adopt an area structure plan. (2) An area structure plan (a) must describe i. the sequence of development proposed for the area, ii. the land uses proposed for the area iii. the density of population proposed for the area either generally or with respect to specific parts of the area, and iv. the general location of major transportation routes and public utilities and (b) may contain any other matters the council considers necessary. 3.2 Red Deer County Municipal Development Plan The Municipal Development Plan (MDP) is the primary planning policy document for use at the municipal level. It is intended to provide a framework for the future growth and development of Red Deer County. The purpose of the MDP is to guide the future development of Red Deer County in an orderly, economical and sustainable way by: clearly defining the goals, objectives and policies of the County with respect to planning matters; minimizing land use conflicts; promoting sustainable development practices; and providing support and direction for the administration of the Land Use Bylaw. The MDP has been prepared in accordance with Section 632 of the Municipal Government Act. Its policies align with Provincial Legislation and will be implemented through the Land Use Bylaw to assist Council, approving authorities, and the Subdivision and Development Appeal Board in making land use decisions that reflect the collective vision for Red Deer County in the future. Section 6 of the Municipal Development Plan, identifies Industrial and Commercial Development policies and objectives promoting the County s entrepreneurial spirit, which are significant to the Burnt Lake area. The County supports new industrial and commercial development on undeveloped land in existing commercial and industrial park areas to take advantage of the collaboration that will result; in nodes concentrated at highway intersections or interchanges; and at access points along highway corridors as a means of maintaining a competitive position in the global marketplace and in Central Alberta.

16 Intermunicipal Development Plan The Red Deer County & City of Red Deer Intermunicipal Development Plan is based upon a shared vision of a future growth framework and reflects the mutual agreement on Growth Areas for each municipality. This plan provides policy direction for the preservation of Natural Capital, areas of common land use planning interest, long range planning, infrastructure and services provision (including opportunities for cooperation), and Annexation Areas for The City. The Plan further provides for the Intermunicipal review of all area structure plan, concept plan and outline plan proposals or amendments and redesignation, subdivision and development permit applications within The City of Red Deer Growth Area prior to annexation and within the Collaborative Planning Area and the Agricultural or Open Space Area until further amendments to this plan. This Plan also provides policy direction for the resolution of disagreements and for plan implementation and administration. The Burnt Area Structure Plan is included within the Red Deer Growth Area, located within the Red Deer County and City of Red Deer Intermunicipal Development Plan. In general the IDP does not allow for the creation of new Area Structure Plans to be approved within the City Growth Area however the Burnt ASP was originally approved prior to the adoption of the Intermunicipal Development Plan. Until such time as the IDP is amended, Policy (2), which reads as follows, is in effect: Effective from the date of the adoption of this Intermunicipal Development Plan (July 5, 2007) until more detailed policies are adopted as part of this Plan to provide the appropriate policy guidance existing area structure plans shall be implemented and existing concept plans and outline plans shall be considered. Unless otherwise agreed to by The County and The City, consideration of the following types of applications shall be deferred until more detailed policies are adopted as part of this Plan to provide the appropriate policy guidance: a) additional area structure plans, concept plans or outline plans, except those outline plans that are required to implement existing area structure plans; b) redesignation applications that are inconsistent with existing area structure plans; and c) amendments to existing area structure plans, concept plans or outline plans. Policy (5), however, allows amendments to be made to existing ASP s into conformance with Provincial Legislation, the IDP and the County MDP subject to review as per the IDP. 3.4 Area Structure Plans Red Deer County s Municipal Development Plan requires a Local or Major Area Structure Plans (ASP), to be prepared in agreement with Section 633 of The Municipal

17 15 Government Act. Given the size of the plan area, which spans multiple quarter sections, the Burnt Lake ASP is considered a major ASP. There are currently no local area structure plans within the plan area. 3.5 Outline Plans Two outline plans fall within the Burnt Lake Major Area Structure Plan, Belich West Industrial Park and Moore Meadows located in NE W4M and SE W4M. Belich West Industrial Park Outline Plan was adopted in 2007 in response to a need for serviced industrial lands on the extremities of the City of Red Deer. Surrounding developed lands dictated the manner in which industrial lands would be subdivided. The concept proposes 9 lots within 25.8 acres (10.44 hectares) located in NE W4M. Due to the exposure to Highway 11 and general industrial demand, the lots located in the business park have been designated either Business Service Industrial (BSI) or Medium Industrial (MI). The proposed lot sizes vary from 2 acres to 8 acres. Moore Meadows Outline Plan was adopted in 2008 to allow for a multi-lot country residential development within the SE W4M that would be serviced with a communal water distribution system and individual on-site sewage package treatment plants. The plan allows for a total of 54 country residential lots with a minimum parcel size of 0.4 acres (1800m 2 ). 3.6 Land Use Bylaw The purpose for Red Deer County s Land Use Bylaw is to regulate the use and development of land and buildings throughout the County, pursuant to Part 17 of the Municipal Government Act. Burnt Lake is comprised of a mix of Agricultural District (Ag), Country Residential (R-1), Commercial Recreation (C-5), General Commercial (C- 2), Business Service Industrial (BSI), Medium Industrial (MI), Public Utility (PU), and Direct Control District (DCD) land uses. No person is permitted to conduct any development within the County without complete compliance with the Land Use Bylaw. 4.0 Future Land Use Concept The revised Future Land Use Concept is based primarily on the direction provided by the original Burnt Lake ASP and the land use pattern that has developed in the area since 2000 (see Figure 7.0). The revised Future Land Use Concept recognizes and removes the area that was annexed by the City of Red Deer. It does not propose any additional development areas other than those areas that were originally contemplated. The land use categories and the policies associated with them have, however, been slightly modified to reflect the current Municipal Development Plan policy direction and the current Land Use Bylaw.

18 16 The Mixed Use Business Industrial area has been divided into two land use categories: Light Industrial and Industrial. The Natural Area land use category has been changed to Park/Open Space and Golf Course Community was changed to Commercial Recreation. The following is a brief description of each of the land use categories in the context of the overall revised land use concept: Agriculture The majority of the Plan area is designated Agriculture in recognition of the existing agricultural operations occurring in this area. The intent of the Agriculture area is to allow for agricultural uses to occur on largely unfragmented parcels. Country Residential A small portion of the plan area located along the banks of Sylvan Creek and the Red Deer River and along a portion of the adjacent to the south side of Burnt Lake Trail is designated Country Residential. The Country Residential area is intended for the development of country residential acreages. Commercial Recreation The Commercial Recreation area is intended for the development of a community recreation facility, such as a golf course, in conjunction with a multi-lot residential component that is to be serviced by either a communal water/septic system or by regional water and sewer service lines when they become available. Commercial The northwest corner of the Highway 11/Secondary Highway 596 (Burnt Lake Trail) intersection currently provides potential for a commercial node. However, this intersection will be permanently closed in the future, as indicated by Alberta Transportation. The intent of the Commercial area is serve the neighbouring Light Industrial and Industrial land use areas as well as the travelling public. Light Industrial The Light industrial area is intended for industrial uses that will have a very low impact on surrounding land uses such as contractor services, supply depots, light manufacturing, and intensive commercial recreation developments.

19 17 Industrial The Industrial area is intended for more intense industrial land uses that may generate some nuisances and may involve a portion of the operations to occur outdoors such as value added agricultural industries, recycling depots, heavy equipment/vehicle sales and repair facilities. Park/Open Space The Park/Open Space area are generally lands that either owned by the County have been dedicated to the County in the form of municipal reserve a result of previous subdivisions. Municipal reserves, in accordance with the MGA, may be used for the purposes of creating a public park. 5.0 Policy Direction The policies listed below are unique to the Burnt Lake Plan Area and are to be applied at the time of new subdivision and development. All existing statutory plans and policies, particularly those polices contained in the County s Municipal Development Plan, also must be applied. 5.1 General Policies The following policies apply to the entire Burnt Lake Plan Area All future subdivision and development in the Burnt Lake Area Structure Plan area shall comply with the Land Use Concept shown on Figure Off-site levy charges shall apply to all new development within areas identified in the Off-Site Levy and Transportation Contribution Bylaw 2011/10 as amended from time to time A Historical Resources Act review of any lands proposed to be developed must be performed prior to any land disturbance, especially those adjacent the Red Deer River and/or Sylvan Creek, in order to identify any possible historic resource concerns Builders and business owners shall be encouraged to design, locate and construct buildings with the objective of reducing resource and energy consumption The County shall promote compatible infill development of undeveloped lands within the plan area, excluding the area designated Agriculture The County shall refer all proposed Local Area Structure Plans to Alberta Transportation in order to confirm building setbacks from major roadways.

20 Agriculture Setbacks will be enforced at the Roadside Development Permit stage. Goal: To conserve agricultural lands and allow agriculture to thrive within the County. Objective: To promote agriculture and conserve agricultural land wherever possible within the Burnt Lake ASP area. Policies: The development of lands designated Agriculture, excluding first parcel subdivisions, shall not be supported within the Plan area No new confined feeding operations (CFO s) shall be developed within the Burnt Lake Area Structure Plan boundaries No new country residential development shall infringe upon the minimum distance separation (MDS) of an existing CFO. 5.3 Light Industrial Goal: To allow for the development of a variety of light industrial developments that incorporate natural amenities wherever possible, and is sensitive to adjacent land uses. Objective: To allow for the development of compatible, well-designed light industrial developments within the Light Industrial area. Policies: The County will promote and direct light industrial development to areas designated Light Industrial area Industrial developments shall be designed to reduce negative impacts on neighboring, non-industrial land uses Proper interface treatment, including the use of natural and landscaped buffers, berming, and fencing where appropriate, shall be provided, to the satisfaction of the County, where light industrial development is located adjacent to residential development Light industrial land uses shall be used to buffer medium industrial uses from

21 19 commercial land uses. 5.4 Commercial Goal: To provide opportunities for the development of high quality, thoughtfully located commercial land uses. Objective: To allow for the development of commercial land uses that serve local business, residents and the travelling public within the Burnt Lake plan area. Policies: Commercial development shall be directed to the area designated as Commercial Where applicable, compatible light industrial uses will serve to buffer medium industrial land uses from commercial land uses Side yards flanking Highway 2 shall be required to provide the same landscaping, site layout, lighting, signage, parking and building design standards as is applied to those light industrial developments located adjacent Highway 2 and Parks/Open Space Goal: To allow for the development and preservation of natural areas and open spaces. Objectives: To conserve significant natural areas/amenities such as wetlands, riparian areas and significant tree stands; to secure lands for parks and trails and to provide access to natural areas and amenities. Policies: Figure 2.0 identifies areas that due to the existing significant natural features (i.e. significant tree stands, heavy vegetation, etc.) should be maintained in their natural state wherever possible. The conservation of these areas in addition to the Environmentally Significant Area indicated in Figure 2.0 should be considered at the time of development No development shall be permitted below the top-of-the bank of the Red Deer River or Sylvan Creek.

22 Notwithstanding Policy 5.5.2, and subject to the policy provisions of the Municipal Development Plan, gravel extraction and low intensity recreation uses (i.e. nature trails and, picnic and pedestrian resting facilities) may occur within the valley of the Red Deer River Environmental Reserve dedications shall be addressed at the time of subdivision, and will be considered particularly in areas that abut the bed and shore of any lake, river, stream, etc., in accordance with the Municipal Government Act The County may consider the extension of a trail through the plan area to the City of Red Deer as long as such a trail is maintained and operated by a registered trail society, or municipality. The trail alignment shall be determined at the conceptual stage and shall require affected landowner input, including Alberta Transportation where applicable within a highway right-of-way Municipal reserve lands may be provided at the time of subdivision where it can be demonstrated, to the satisfaction of the County, that the lands can be developed as functional park/open space, in accordance with the Municipal Development Plan policies. This includes using municipal reserves to preserve attractive, mature tree stands beyond what would be dedicated as Environmental Reserve Where the need for municipal reserve lands cannot be demonstrated, municipal reserves shall be considered as cash-in-lieu or may be deferred in accordance with the Municipal Development Plan and the Red Deer County & City of Red Deer IDP Conservation Easements may be considered as a tool to preserve significant natural features and areas that do not qualify as Environmental Reserve under the Municipal Government Act. The use and control of these features and areas shall be clearly stated in the easement agreement. Red Deer County may register the agreement on title, by way of a caveat. 5.6 Country Residential Goal: To allow for opportunities for people to live in a rural setting and enjoy a rural lifestyle while ensuring multi-lot country residential development occurs in an orderly and environmentally safe manner. Objective: To allow country residential development to occur in appropriate locations within the Burnt Lake MASP Plan area.

23 21 Policies: All subdivision applications for lands adjacent the Red Deer River and/or Sylvan Creek shall be referred to the Historical Resources Management, Alberta Culture & Community Spirit All multi-lot country residential developments shall require the adoption of a Local Area Structure Plan in accordance with the Implementation Policies of this plan, the Municipal Development Plan, and the Red Deer County & City of Red Deer IDP No new country residential development shall be allowed to occur within the Minimum Distance Separation (MDS) of a Confined Feeding Operation. 5.7 Commercial Recreation Goal: To allow for a variety residential lifestyles or communities including those centered around recreational activities. Objective: To allow for the development of a commercial recreation development, such as a golf course community, which may include a residential component within the area identified as Commercial Recreation. Policies: Major commercial recreation developments (i.e. golf course) shall be directed to the area designated Commercial Recreation A local area structure plan will be required for the entire area designated Commercial Recreation if multi-lot residential development is proposed within any area designated Commercial Recreation All multi-lot residential development within the Commercial Recreation area shall adhere to the policies and design principles included within the Municipal Development Plan, and the Red Deer County & City of Red Deer IDP as they pertain to multi-lot residential development. 5.8 Transportation The transportation system, as shown on Figure 4.0, provides a framework for the planning and design of more detailed internal municipal road network. Please note that the alignments of the internal roads indicated are approximate.

24 22 Goal: To create a transportation network that is efficient, effective and safe for all modes of transportation. Objective: To allow for the development of a safe, efficient and cost effective transportation network which is integrated with existing land use patterns and supports future development. Policies: All internal collector roads shall be constructed in accordance with Red Deer County road standards at the expense of the developer, Future road widening to any existing roads shall be dedicated at the time of subdivision Any required upgrades to existing roadways, as a result of a proposed development, shall be undertaken at the expense of the developer with the exception of road improvements funded by off-site levies All new roads shall be designed to minimize impacts on any ecologically sensitive areas (i.e. creeks, tree stands, and wildlife) Emergency accesses, to and egress from development sites must be identified in all Local Area Structure Plans prepared by the developer A Traffic Impact Assessment (TIA) may be required in consideration of a Local Area Structure Plan and/or as a condition of subdivision in order to determine if improvements to the existing road network are required The Burnt Lake Trail north of Highway 11 collector road is considered a major collector road which will eventually be upgraded to arterial status. As such, no direct access onto this road shall be permitted The County shall require a transportation contribution from all benefiting developers to be provided at the time of subdivision, development or redevelopment to pay for road upgrades within the plan area as per the Off-Site Levy and Transportation Contribution Bylaw No, 2001/10 as amended from time to time Any upgrades required to Alberta Transportation s signalization of the Highway 11/Burnt Lake Trail intersection to accommodate excessive traffic generated by development within Burnt Lake shall be the responsibility of the benefitting developers. The County shall require a road contribution from all benefitting developers be provided at the time of subdivision to pay for the upgrading.

25 All development shall consider the location of the future interchange locations as identified by Alberta Transportation (see Appendix F) when determining access points and designing internal road networks. 5.9 Franchise Utilities Goal: To ensure landowners are adequately serviced by franchise utility services such as electricity, natural gas and telecommunications networks. Objective: To ensure adequate right of ways are provided for franchise utilities and to ensure all new lots are adequately serviced by shallow/franchise utilities. Policies: New subdivisions and developments must be fully serviced which includes shallow/franchise utilities (i.e. natural gas, electrical, telecommunications) Utility alignments will be identified at the Local Area Structure Plan stage Development will proceed in a logical sequential manner to ensure availability of utilities Utility rights-of-way will be incorporated into development sites and protected by easement Easements to protect utility rights-of-way will be required as a condition of subdivision approval for the affected lands Utility rights-of-way not already owned by the operator will be dedicated as public utility lots Public utility lots to accommodate major utility rights-of-way will be required as a condition of subdivision approval All shallow/franchise utilities are to be extended into the Plan area by the individual applicants as required and shall be a condition of subdivision approval Developers may be required to provide, or enter into an agreement to provide utility rights-of-way or easements necessary to accommodate the extension of municipal utilities in advance of development to allow for the servicing of an adjacent site Existing utility infrastructure (i.e. fiber optic telecommunication cable, underground electrical and gas lines) shall be protected when considering

26 24 subdivision and development proposals adjacent or in proximity to these features Water and Sanitary Services Goal: To ensure residents and businesses have access to safe water and are not negatively impacted by sewage disposal systems. Objective: To ensure developments are served adequately by water and sanitary sewer systems and to promote water conservation in order to reduce pressure on existing water sources. Policies: All subdivisions and development shall be serviced by: a) Connection to municipal services or regional service lines when they become available; or b) Communal services in association with multi-lot condominium developments until such time as connections to municipal or regional service lines can be made; or c) Individual on-site water and sewer systems if the development is for the sole purpose of developing a single undeveloped parcel, redeveloping or the infilling of an existing development Water wells which serve six or more parcels shall meet the licensing requirements of the Water Act Communal water systems and sewage treatment facilities shall be developed in accordance to the standards of the appropriate Provincial regulatory agency and be licensed by the Province All industrial and commercial developments will be encouraged to utilize Low Impact Development design features such as installing water saving fixtures in industrial and commercial developments, and capturing roof run off rain water for on-site irrigation and landscaping purposes Storm Water Management Goal: To ensure surface water/storm water run-off does not negatively impact lands adjacent to each other, lands downstream of other developments or negatively impact lands outside of the Plan area.

27 25 Objective: To prevent developments from being negatively impacted by storm water run-off. Policies: Stormwater management designs shall adhere to Best Management Practices in accordance with Environmental and Sustainable Resource Development, County Engineering Standards, and the Drainage Master Plan in order to ensure runoff quality Stormwater management facilities (SWMF) will be required in accordance with the guidelines established by the approved, overall stormwater management plan. Any activity impacting seasonal ponds or intermittent watercourses shall require Provincial approval Any storm water ponds required at the subdivision stage shall be designated as a Public Utility Lot (PUL) within the Public Utility District of the County s Land Use Bylaw Storm water shall be detained on site and released based on the flow rates recommended within the Burnt Lake North Basin Water Management Plan All new developments shall provide a storm water management plan which identifies the location of all onsite storm water management containment areas as well as storm water flow rates On-site drainage and surface/storm water run-off shall not be directed into highway road rights-of-way unless approved by the Province Oil and Gas Infrastructure Goal: To reduce potential safety hazards associated with oil and gas infrastructure and to protect vital energy corridors Objective: To mitigate potential impacts on residents and developments from existing and abandoned oil and gas infrastructure and to mitigate impacts on existing pipelines, oil and gas infrastructure due to new development. Policies: All proposed developments shall comply with all Provincial requirements regarding developments setbacks from all producing and abandoned oil and gas wells as well as all pipelines.

28 All proposed Local Area Structure Plans shall identify all existing and abandoned oil and gas infrastructure as well as the proposed, detailed longer term land use pattern within the development setback area. 6.0 Implementation 6.1 Interpretation Where the words may, should or shall are used in the Burnt Lake Area Structure Plan they are to be interpreted as follows: May policies indicate support in principle with the required level of compliance to be determined by the applicable authority; Should policies mean compliance in principle is required but subject to the discretion of the applicable authority; and Shall policies are mandatory and must be complied with. 6.2 Plan Amendments The Municipal Government Act requires that all statutory plans adopted by a municipality must be consistent with each other. The Burnt Lake (Major) Area Structure Plan adopted in 1993 was not consistent with the Red Deer County MDP (2012). The Burnt Lake Major Area Structure Plan, therefore, has been updated/amended in order to conform to the Red Deer County MDP, Bylaw 2012/26. Prior to the adoption of the revised ASP the Plan must be reviewed jointly by The City and The County Administrations in accordance with IDP Section 3.7. The approval of the Burnt Lake Major Area Structure Plan will not affect the existing Red Deer County & City of Red Deer Intermunicipal Development Plan (Bylaw 2007/29). In the future, the Burnt Lake Major ASP may require updating in order to reflect changes to municipal boundaries or general municipal policy direction. The Plan should be reviewed in five years or soon thereafter in order to ensure consistency with the County s policies and to reflect any changes that may occur to the City/County boundary due to any future annexations. 6.3 Land Use Bylaw The Land Use Bylaw designations in effect at the time of approval of the Plan shall continue to apply in accordance with the provisions of the Municipal Government Act, and remain in effect until it is deemed appropriate to redesignate the lands in accordance with the policies of the Plan.

29 Local Area Structure Plans The principal means of implementing the Burnt Lake ASP will primarily be through the adoption of more detailed Local Area Structure Plans for the areas indicated in Figure 8.0 prior to the redesignation and/or subdivision of these areas within the Plan All proposed Local Area Structure Plans must be consistent with the Burnt Lake ASP and include all necessary information as may be required by the County 6.5 Plan Administration and Implementation Pursuant to the provisions of Section 633(1) of the Municipal Government Act, 2000, this Area Structure Plan shall be adopted by Red Deer County as the Burnt Lake Area Structure Plan. All subdivision and development within the Burnt Lake ASP plan area shall be in accordance with the provisions and policies of this plan The Appendices are not subject to the Major Area Structure Plan amendment process and do not form part of the Bylaw Consistency between the Major Area Structure Plan, other Council-approved policy documents, and the Red Deer County/City of Red Deer Intermunicipal Development Plan must be achieved in practice The County shall require that the developer of a new multi-lot subdivision with a density of three (3) or more lots per ¼ section to prepare a local area structure plan as per the County s Municipal Development Plan. Such plans shall also comply with the policies of the this Area Structure Plan and include all necessary information as may be required by the County for processing, such as a proposed land use concept, detailed information pertaining to servicing, infrastructure, landscaping, stormwater management, etc. Local Area Structure Plans must adhere to applicable Federal and Provincial regulations, as well as municipal bylaws and statutory plans (i.e. Land Use Bylaw and Municipal Development Plan). The County shall ensure that every development proposal meets the intent of the Burnt Lake Major Area Structure Plan Specific land use designations shall be determined at the time of a Local Area Structure Plan preparation. Each land use designation must be consistent with the Land Use Bylaw All Local Area Structure Plans should indicate the location of appropriate buffers / screens between less compatible / transitional land uses where applicable. Buffers may include, but are not limited to, strategic landscape design, berms, fences, or a combination of these strategies.

30 Plan Amendments Provided that the intent of the Burnt Lake ASP is adhered to, minor adjustments to the boundaries of the various land uses may be made without an amendment to the Plan. Any major changes to this Plan; however, will require an amendment in accordance with the Municipal Government Act Where an amendment to the Area Structure Plan is requested, the applicant will be required to submit the supporting information necessary to evaluate the amendment to the satisfaction of the County The County shall ensure that appropriate stakeholders and the general public are provided with the opportunity to provide input into all future amendments to the Plan. 6.7 Phasing Phasing will occur in a manner that addresses the logical extension of roads and existing services. Each phase of development shall not prejudice the further subdivision and development of any subsequent phases of the development or development of surrounding lands.

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39 37 Appendix A A Process The plan preparation process involved three components. First, all relevant information pertaining to future development options within, and around, the plan area was gathered, reviewed and analyzed. The input of Red Deer County and Alberta Infrastructure contributed substantially to completing this investigative process. Second, a comprehensive public consultation process was implemented which involved three key elements, including: 1. A Resident Survey, which was mailed-out in March of 1999 to some 240 households located within, and adjacent to, the Burnt Lake plan area. The survey included an invitation to attend a workshop 2. A Stakeholders Workshop, which was hosted at a local venue on April 15 th and was attended by some 25 area landowners. Many participants owned lands along the highway corridors. 3. A Public Information Session, which was held at the same local venue on May 25 th and was attended by 48 participants. The participants included landowners and residents from both within, and beyond, the plan area. Both the workshop and public session were well advertised and provided valuable input and direction in regard to planning the future of the Burnt Lake area. Minutes were prepared and distributed to all participants. A summary of the input obtained through the public consultation process is contained in Section 2.8. The third component of the plan preparation process involved the use of an Advisory Committee to provide overall guidance and direction to the consultants. The insights, advice and direction provided by this Committee, which is based on considerable local knowledge and understanding, proved invaluable to the successful completion of the Area Structure Plan. Committee members displayed a high level of objectivity and commitment to the process and attended both the stakeholders and public meetings. Membership was well balanced to ensure that all interests were fairly represented, and included area landowners, the local Councillor, County staff, and representatives from the City of Red Deer and Alberta Infrastructure. Specific members included: 1. Councilor George Gehrke, Division 7 2. Harry Ropchan, FasGas Owner 3. Marilyn Klatt, Landowner/Resident 4. Kathy Williams, Landowner/Resident 5. Bryan Reid and Lee Bowman, Alberta Infrastructure Representatives 6. Bryon Jeffers, City of Red Deer Representative 7. Brenda Hoskin, Development Officer (Project Manager) 8. D. Bonnet, Assistant Development Officer (Alternate Project Manager) 9. Rob Stonehouse, Supervisor Engineering Services

40 Alberta Infrastructure s direct involvement in the plan process allowed a unique opportunity for the Committee to provide direct input into the upgrades being undertaken for Highway 11. This opportunity, and Infrastructure s cooperative efforts in assisting and working with the County in planning for significant upgrades along Highway 11, will benefit all residents and landowners in the Burnt Lake area. Furthermore, because of Infrastructure s direct Committee involvement and its sincere desire to cooperate in the planning process, proposed upgrades will occur in the near future. 38

41 39 Appendix B Public Input 1.0 Public Input As is noted in Section 1.3, the public communications component of the plan preparation process involved three key elements including a comprehensive resident survey mail-out, a Stakeholders Workshop and a Public Information Session. The most critical input obtained from these communications techniques is summarized below. Significant development proposals for the Burnt Lake Area also are listed. 2.0 Resident Survey Approximately 25 percent of the residents responded to the survey. Respondents were asked to rate questions based on a scale of 1.0 (Strongly Agree) to 5.0 (Strongly Disagree), and were provided an opportunity to make specific comments. A copy of the survey is contained in Appendix B, along with a more detailed description of the responses. The results of the survey for each of the future growth and land use development categories of questions are described as follows: 2.1 Commercial/Industrial Growth About one half of respondents (55 percent) feel that commercial and industrial growth should be encouraged within the plan area. A significant majority (81percent) of respondents agree or strongly agree that such development should be located adjacent highways. Respondents were asked to rate nine different types of industrial/commercial land uses which they considered appropriate to the plan area. Most respondents indicated they would like to see more agricultural support type services, with tacit acceptance of clean industries such as manufacturing and warehousing. A. Country Residential Growth The majority of residents support the expansion of existing country residential areas. Comments were received both in favour of, and opposed to, such development. Those in favour suggested directing country residences to poorer agricultural lands, and that industrial and country residential uses be separated or buffered from each other. Responses to a question regarding the consideration of small fully serviced country residential subdivisions were generally evenly split between support and non-support, with a slight majority in favour of smaller serviced lots. Concerns expressed in regard to this density of development related to potential traffic and servicing problems, and the loss of agricultural land.

42 40 Other types of residential development suggested for future consideration include residences for the elderly, hobby farms and condominiums. B. Agricultural The majority of respondents (58 percent) support the preservation of agricultural lands for agricultural purposes. Interestingly, some 67 percent support small agricultural holdings parcels to allow for specialized or intensive agricultural operations. The questionnaire comments provided by a significant number of respondents demonstrate an understanding that the proximity of the Burnt Lake plan area to the City of Red Deer affects the viability of a continued focus on the current predominantly agricultural nature of the area. C. Recreation/Natural Areas Almost all respondents (88 percent) agree that natural areas (lakes, rivers, river valley and creeks) should be preserved. Similar strong support is evident for the preservation of Cameo Lake and the provision of Municipal Reserve land within the plan area. Responses to the protection of the proposed alignment of the Trans Canada trail were mixed. Although the largest number (40 percent) agree with protecting an alignment, a number of people strongly disagree (20 percent) with the trail concept. However, the current proposed alignment for this trail does not affect the Burnt Lake area so that both this question, and the responses, are no longer directly relevant. Regardless, the responses do provide some direction in regard to the lack of support of trails by local residents. D. Servicing New Development Half the respondents strongly agree or agree that new developments should be serviced with communal sewer and water systems. However, many of the comments indicated that servicing decisions should be based on proposed use, or that more information regarding costs and benefits should be provided. The converse question regarding the continuation of on-site servicing, received mixed response with a relatively high no response rate. Many respondents expressed concern in regard to the capability of the existing roads and access points for supporting new development. However, most of these concerns will be addressed with the currently ongoing and proposed highway improvements described in Section 2.5.

43 41 E. Additional Comments Of the additional comments received, half called for improvements to the transportation system, particularly in regard to upgrades to Highway 11, and for improved access within the area. The remaining comments called for: Protection of natural areas and environmental values (clean air and water); Stronger controls and increased buffers from oil and gas facilities; and, Monitoring plan results Stakeholder Workshop Some 25 participants attended the April 15 th Stakeholder Workshop. The results of the Residents Survey were used to structure the discussion and to validate, and refine, the survey questionnaire responses. The input provided by the participants generally corresponded to the survey results. General comments received from the Stakeholders Workshop indicated: Support for mixed use commercial/industrial development along Highway corridors, particularly Highways 11 and 2; Support for expansion of existing country residential development; Non-support for new, or expanding, Intensive Livestock Operations; Ambivalent support (neither strongly supported nor strongly opposed) for the preservation of agricultural lands. Most attendees recognized that proximity to the City of Red Deer and the consequent change in land values made the continuation of extensive agricultural practice less viable; Support for the preservation of natural areas; Strong opposition by area landowners to a regional trail; and, Participants recognized that future servicing will be on-site as the extension of water from the City of Red Deer to the area would be very costly. The City of Red Deer s representative stated that the City would not support commercial development south of Highway 11 within the Burnt Lake area Public Information Session Some 48 participants attended this May 25 th session. The majority of the participants resided either within, or in the general vicinity of, the plan area. Many had also attended the Stakeholders Workshop. The session focused on the review and refinement of three future land use concepts developed for Burnt Lake (see Appendix C). The alternative concepts reflect the input obtained through the Resident Survey and the Stakeholders Workshop. The concepts also recognize an existing industrial subdivision application which has been submitted for the

44 42 SE ¼ of W4M (directly north of the existing Burnt Lake Agri Park, at the northwest corner of the Highway2/Highway11 interchange). The application complies with the locational policies of the Municipal Development Plan, but has been tabled pending the completion of this Area Structure Plan. The common elements of the three land use concept alternatives are: Most of the plan area remains as agricultural; Country residential development promotes infill development or the expansion of existing country residential areas; The Red Deer River and Sylvan Creek, and their valleys, are maintained as natural areas; Trails will not be considered by this Area Structure plan but, rather, will be dealt with by the County and City of Red Deer Intermunicipal Development Plan; Les s Trailer Court remains, as it appears to serve a need in the community; A strip of highway commercial development is proposed along the north side of Highway 11, to the west of the Fas Gas, because of its potential to meet the needs of the traveling public. Access issues and the support of Alberta infrastructure will be critical to such development; The proposed golf course (Recreation Facility District), with integrated residential development, is considered appropriate since it is far enough removed from industry to avoid conflict; Mixed business industrial uses are proposed along Highway 2, between Highways 11 and 11A. The proposed uses may include commercial, recreational, tourism, transportation, warehousing and/or distribution types of uses. The three alternative land use concepts are described below. Various intersection options along Highway 11 are shown by the alternatives; however, Alberta Infrastructure will implement the future transportation system as described in Section 2.5 so that intersection alternatives are no longer an issue. The proposed improvements to Highway, including intersection locations and treatments, are, in part, the result of some of the discussion and input provided at the Public Information Session and, as is noted in Section 2.5, have been approved by Red Deer County Council. Alternative 1 This alternative focuses on preserving agricultural lands. Mixed use business industrial development, therefore, is proposed for only ½ mile north of Highway 11 and ½ mile west of Highway 2. Alternative 2 This alternative is similar to Alternative 1, but proposes mixed use business industrial development for the entire ½ mile strip of land located west of Highway 2, between Highways 11 and 11A. The resulting area generally corresponds to the lands identified by the County s Municipal Development Plan as Special Area #1 (Burnt lake

45 43 Agri-Park). An internal business industrial collector and/or arterial road is proposed to parallel Highway 2 and the existing service road which will eventually be closed. This proposed road will link Highways 11 and 11A. Alternative 3 - This alternative assumes the approved Secondary highway 596 realignment, and extends the mixed use business industrial area further west of Highway 2, beyond the ½ mile strip shown on Alternative 2. The forced road extending north of Highway 11, at the FasGas site, is proposed to extend further north, along the ¼ section, to intersect with Highway 11A at the current intersection location. Participants marginally favoured Alternative 2 over Alternative 3. However, the approved realignment of Secondary Highway 596, and the resultant upgrades proposed for the intersection of Secondary Highway 596 and Highway 11 suggest that Alternative 3 is now a more appropriate option. Additional relevant input provided at the information session in regard to the future land use concept proposed for the Burnt Lake plan area is listed below. Alternative 1 would not provide enough potential for long-term development in the area. It would only be for a 2 5 year time frame before all the land would be developed. Alternate 1, therefore, should not be considered a viable alternative. Residents of the country residential parcels abutting Highway 2 expressed concern about being surrounded by industry. However, staging could alleviate some concerns, particularly since the County will not support the development of partial roads (i.e. where roads are extended into the plan area north of Highway 11 and south of Highway 11A, the two roads must both be connected to provide a continuous linkage between the highways and to avoid creating a long dead end cul de sac). A fourth alternate, which combined Alternative 2 with the road on the quarter line as indicated in Alternative 3, was supported by some participants. Several participants supported the now approved re-routing of Secondary Highway 596, and moving the signalized intersection east from the current Secondary 596/Highway 11 intersection, as proposed by the initial Functional Planning Study prepared for Alberta infrastructure, to the FasGas location. The relocated intersection could then function in an all-directional manner. Comment sheets submitted by participants indicated generally equal support for both Alternatives 2 and Recent Development Proposals

46 44 Several development proposals for the Burnt Lake plan area have been submitted to the County subsequent to the Public Information Session. Because the proposals indicate the aspirations of landowners, they are considered as input in preparing the future land use concept. Each proposal, and it implications in terms of future land use, is described below 1. Expansion of Golf Course Community - The landowner has requested that the integrated golf course community proposed for the lands zoned Recreational Facility be extended further west, to Range Road 282, and that small 0.25 acre to 1.0 acre residential lots be considered. Communal services (i.e. water distribution and sewage collection and disposal systems) will be provided. The owner indicates that the arable land remaining west of the currently zoned golf course is fragmented from adjoining agricultural development by the lands in the northwest corner, and by treed/residential lands in the south west corner. The proposal submitted by the landowner is reasonable given that: 1. The ¼ section is already fragmented as a result of the current zoning (Recreational Facility - Golf Course) for the easterly portion; 2. The amount of arable land remaining west of the future golf course is reduced by the low area located in the northwest corner, and the treed areas and residence in the south segment. These features also isolate the arable portion of the ¼ section from farm lands to the north and south. Expansion of the golf course community to the west, therefore, may be a better use of the farm land; and 3. The additional lands will assist in the provision of economic communal services. 2. Country Residential Development - The owners of the NW ¼ of W4M (north Cameo Lake lands) have requested that the ¼ section be considered for country residential development since: 1. Such development is a logical extension of, and compatible with, the proposed golf course community immediately to the west; 2. Cameo Lake is a natural amenity for country residential; 3. The parcel is fragmented by Cameo Lake and proposed industrial development (see Alternative 3); 4. Some country residential parcels already exist north of Cameo Lake; and, 5. the owners maintain that a demand exists for residential parcels at this location and that they have been approached by interested parties in this regard. Assuming that the forced road may extend from the proposed intersection at Highway 11, north along the ¼ section line to Highway 11A as per Alternative 3, with mixed use business industrial development fronting onto this road, the

47 45 remaining lands within the ¼ section will be fragmented and, therefore, are less desirable for agricultural purposes. Although the mixed use business industrial designation could be extended across the entire quarter, country residential infill may be more appropriate given proximity to amenity features such as Cameo Lake and the proposed golf course community. This same rationale can be applied to the ¼ section located directly north of the subject ¼ section (NW ¼ of W4M). 3. Country Residential Infill to Mixed Use Business Industrial - The owner of the lands located directly east of Les s Trailer Court requested at the May 25 th meeting, and in subsequent discussions, that the lands currently shown as Country Residential Infill on all three alternatives be designated mixed use business industrial. According to the owner, this area, and the lands below the top-of-the-bank, have been disturbed and are better suited to an industrial use than residential, particularly as a result of their proximity to the CP mainline and Highway 2. The owner s proposal in regard to these lands is considered reasonable given: 1. the landowner s development objectives; 2. the concentration of mixed use business industrial proposed for the area; 3. the proximity of the railway and Highway 2 and the resultant noise impact on residential uses; and, 4. the opportunity for business visibility provided by the highway. Proper interface treatment will be required to buffer the existing trailer court from future business uses. However, it is also important to note that, given the temporary features of the trailer court, and its non-compliance with current development and servicing standards, the facility may be redeveloped in future. The most significant, potential shorter term concern resulting from the designating lands across from the trailer court as mixed use business industrial is the mix of business and residential traffic on old Burnt Lake Trail. The developer of the industrial lands likely will be required to undertake road improvements to mitigate potential conflict. 4. New Country Residential Infill Areas - Two owners in the north half of Section W4M (directly south of Sylvan Creek and west of the Red Deer River) have submitted plans for additional pockets of country residential development. However, most of the proposed residential parcels are located within 0.8 kilometres (0.5 miles) of an existing permitted Intensive Livestock Operation (see Figure 3) which is contrary to the Red Deer County Municipal Development Plan policies (see Section 2.6). However, those land areas proposed for country residential infill, which are located beyond the 0.8 kilometre Intensive Livestock Operation setback as per the Municipal Development Plan policy, are located near natural amenity

48 46 features, and extend from existing such development. As such, these areas may be suitable for country residential expansion, assuming the local municipal roadway is upgraded by the developers to County standards. 5. Small Agricultural Holdings - Included in the plan submitted by the owner of the NE ¼ of W4M are eight (8) small agricultural holding parcels. Neither the short nor the long term specific use of these parcels is clear. However, compliance with Municipal Development Plan Policy 3.5 is required (Small holdings with a minimum parcel size will be considered where it is clearly demonstrated that the subdivision meets specialized requirements of the agricultural industry. Residential use will be secondary to the agricultural use). This means that an applicant for a small agricultural holding parcel must be prepared to actively and intensively farm the parcel. The small agricultural holdings as proposed by the owner, therefore, are considered inappropriate given the intent of the Municipal Development Plan policy. 6. Light Commercial Business The owner of part of the NE ¼ of W4M has just recently requested that the property be considered for some form of commercial development by this Area Structure Plan. However, the subject ¼ section is located in the west half of the plan area, at the northwest corner of the existing intersection of Highway 11 and Secondary Highway 596. This intersection is scheduled for closure, perhaps as early as 2001, so the quality of access required to support commercial development will no longer be available. Also, Alberta Infrastructure has indicated that the Department will not support any further commercial development along Highway 11. as such the potential for successfully developing the ¼ section for commercial use is minimal.

49 47 Appendix C C Public Input Implications 1. The significant input provided by the public include: Agricultural Land Preservation The public generally supports developing better agricultural lands in the east portion of Burnt Lake, north of Highway 11, in recognition of the impact of the proximity of these lands to the City of Red Deer and major transportation features. Country Residential Development - Public input suggests that additional development in the Burnt Lake ASP area should be primarily restricted to infilling/expanding existing country residential uses on marginal or fragmented lands closer to the Red Deer River and Sylvan Creek. Some support for such development near Cameo Lake also is evident. Commercial/Industrial Development Support for further non-polluting (i.e. odour, noise as well as other forms of pollution) business industrial development is strong along the highway corridors. Environmental Preservation The public supports the preservation of Cameo Lake, and the surrounding low lying lands, as well as the lands along the Red Deer River and immediately adjacent Sylvan Creek as natural areas. Protection of the river valley is considered particularly significant. Transportation Although the public expressed concern about required improvements to the existing transportation system, most of these concerns have been subsequently addressed through the proposed upgrades. Trails Support for a regional trail through the plan area is limited. 2. Excepting the small agricultural holdings proposed for the south portion of the plan area and the commercial business development proposed for the lands located northwest of the existing (soon to be closed) intersection of Secondary Highway 596 and Highway 11, the development proposals submitted generally comply with Municipal Development Plan polices and may be considered in defining future land use. However, the extent of country residential development proposed for the north half of Section W4M, along the Red Deer River and Sylvan Creek, is restricted by an existing intensive livestock operation.

50 48 Appendix D D Daily Traffic Generation Table Table 1 Burnt Lake Area Structure Plan Area Daily Traffic Generation Area A Area B Area C Land Use Type Sum Business/Industrial Gross Acres Trip Rate per Gross Acre Number of Daily Trips Commercial Gross Acres Trip Rate per Gross Acre Number of Daily Trips Country Residential Gross Acres Trip Rate per Gross Acre Number of Daily Trips Total Daily Trips Area A is from Highway 11A to 1.0 mile south. Area B is from 1.0 mile south of Highway 11A to 2.0 miles south of Highway 11A. Area C is from ½ mile north of Highway 11 to South of Highway 11.

51 49 Appendix E - Burnt Lake Daily Traffic Assessment Chart 1 Burnt Lake Area Structure Plan Area Daily Traffic Assignment

52 50 Appendix F- F Alberta Transportation s s Highway 11 Functional Planning Study

53 51 Alternative developed road alignment