Miquelon Lake Area Structure Plan

Transcription

1 Camrose County

2 Table of Contents 1 Introduction Background Purpose Location and Ownership Background Policy Context Provincial Policy Direction Municipal Development Plan (Bylaw #1052) Land Use Bylaw (Bylaw #1142) Non-Statutory Planning Documents Beaver Hills Initiative Physical Context Current Land Use Pattern Natural Features Lake Water Quality Reports Water and Sanitary Sewer Servicing Access - Transportation Socio-Economic Context Population Development Activities Community Services and Amenities Public Consultation Strength, Weakness, Opportunity and Threat (SWOT) Analysis Plan Review Committee Policy Directions Objectives - Sustainable Development Future Land Use Concept General Development Policies Lake and Surface Water Ground Water Wildlife Fire Management Wind Farms Agriculture

3 4.1.7 Recreation & Commercial Multi-lot Residential Development Municipal and Community Services Area Specific Policies Moraine Cultivated Plains Implementation Land Use Bylaw Amendments Local Area Structure Plans Development Sequence List of Tables Table 1: Residential Districts Regulations Summary - Land Use Bylaw... 8 Table 2: SWOT Analysis Result Table 3: Area Specific Land Use Considerations Summary Table 4: Land Characteristics and Development Recommendation List of Figures Figure 1: Study Area Location... 4 Figure 2: Study Area... 5 Figure 3: Beaver Hills Moraine Figure 4: Access to the Plan Area Figure 5: Policy Areas Figure 6: Zoning Change

4 1 Introduction 1.1 Background The study area was designated for significant residential growth in the 1970's because of poor agricultural soil capability of the lands surrounding Miquelon Lake. However, a number of environmental and social factors were not considered when the initial zoning took place. In recent years, there has been renewed interest to develop the area, while protecting lands that were previously considered for residential or recreational development. 1.2 Purpose This study reviews the growth, development potential and constraints of the land around Miquelon Lake in the northern part of Camrose County. This document will also provide direction for future land use and acts as part of an ongoing process by the County to review land use potential in targeted areas of the municipality. The is prepared in accordance with the Municipal Government Act s criteria for an area structure plan. 1.3 Location and Ownership The study area is located in the northwest of Camrose County and is bounded by the County boundaries with Beaver County and Leduc County to the north. Range Road 200 is found to the east and Secondary Highway 617 to the south. The study area boundary then follows a 0.8 km (half mile) stretch southwest on secondary Highway 623 connecting to Range Road 215 to the west. Hamlets of Kingman and Hay Lakes are located just outside of the study area, providing basic community services. The location of the study area in a regional context is shown in Figure 1. The study area encompasses 66 sections of land, approximately 170 km 2 (42,000 acres), including Miquelon Lake Provincial Park, part of the Ministik Bird Sanctuary, and numerous named and unnamed water bodies. Almost one third of the plan area is under Provincial ownership. In addition, Ducks Unlimited Canada and other non-governmental agencies have acquired lands or hold interest through conservation easements (Miquelon Growth Management Plan, Spencer Environmental Management Services Ltd., 2010). The study area contains the southern tip of the Beaver Hills/Cooking Lake Moraine. This land has low agricultural capability due to the terrain and soil conditions and numerous wetlands and lakes that have prevented clearing for agricultural uses. As a result, the area still supports native forests, grasslands and wetlands. (Beaver Hills Initiative Land Use Planning and Land Management Framework Phase I Report, 2006) The study area is shown in detail on Figure 2. 3

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7 2 Background 2.1 Policy Context Several statutory and non-statutory plans and studies have been prepared and provide policy direction to the land use in this study area. In addition to the descriptions below, Alberta s Land-use Framework provides an overall guidance for land use decision making for municipalities Provincial Policy Direction The Province of Alberta recently prepared a Land-use Framework (implemented through Alberta Land Stewardship Act in 2009) to set out province-wide land use policies. Its strategies emphasize the regional approach to conservation and the efficient use of land. The study area is included as part of the North Saskatchewan Regional Plan, which is yet to be prepared. The Province also directed the City of Edmonton and 24 surrounding municipalities to prepare a Capital Region Growth Plan to address inter-municipal issues unique to the area. Although the study area is outside of the Capital Region, strict control over country residential development within the Capital Region may trigger an increase of development pressure within the study area. Alberta government currently operates under the 1993 Interim Wetland Policy Wetland Management in the Settled Area of Alberta and is preparing a new wetland policy to address management and compensation for loss. The Provincial Wetland Restoration/Compensation Guide is referred to for implementing the interim policy Municipal Development Plan (Bylaw #1052) Camrose County s Municipal Development Plan (2004) has several policies relating to land use development. Some of the relevant policies are listed below: Section 1. Agriculture Rural land capable of producing a good cereal or forage crop will wherever possible be reserved for agricultural use (Policies 1.1); and Where it is compatible with the needs of agriculture, one subdivision may be allowed per quarter section (Policy 1.2). Section 4. Rural Non-farm Residences In order to reduce conflicts with agriculture, Council believes it is better to concentrate most multi-lot subdivisions in a few well-defined areas, leaving the rest of the county primarily agricultural (Policy 4.1). Section 7. Lake Development Public access to the lakes be concentrated at a few large sites, rather than scattered throughout a cottage subdivision (Policy 7.7); and 6

8 Council favours the installation of municipal sewage gathering and treatment systems at recreational lakes, but notes that this is only possible with financial help from senior governments (Policy 7.9). Section 8. Water Management and Section 9. Waste Water Disposal To protect the tree cover in order to address the ground water quality and recharge rate, the County will consider subdivisions with larger lots (Policy 8.6); Discourages private water supply to a new subdivision where the capacity of ground water supply is limited (Policies ). Similarly, private sewer systems are also strictly controlled (Policies ). Section 15. Fish and Wildlife and Section 16. Reserve Land Recognizes the importance of protecting wildlife habitat and travel corridors through area structure plans, subdivisions, lake management plans, or by allowing flexibility in the parcel size for farm site subdivision (Polices ), and through environmental reserve dedication (Policies ). Encourages the management of reserve land by the local resident groups and individuals or the sale or lease of the reserve land for the purpose of park or wildlife habitat (Policies ) Land Use Bylaw (Bylaw #1142) In the Camrose County Land Use Bylaw (2008), the lands within the study area are designated: Watershed Protection, General Agricultural A and Small Lot Country Residential, Large Lot Country Residential, and General Recreation. The Watershed Protection district was established to encourage the maintenance of natural vegetation, especially near lakes and rivers, by allowing large blocks land to be subdivided into residential parcels large enough that most of the trees will be retained. The clearing of the lot is limited to 25% of the area. The Watershed Protection district generally corresponds to the area within the Beaver Hills Moraine northeast of Highway 623 around Miquelon Lakes. The Land Use Bylaw also provides general land use regulations for land within 200 metres of Miquelon Lakes as follows: Sewage from a residence or a business may be treated and disposed of onsite provided that: The lot has an area of at least 4,000 square metres and width of at least 40 metres, and the site conditions meet the requirements of the Alberta Private Sewage Systems Standard of Practice 1999 or its successor; and The discharge point or the location of the field is at least 90 metres from the high water mark. The minimum lot sizes and other development regulations for some of the residential districts are summarized in the following table. 7

9 District Minimum Lot Size Other Regulations Watershed Protection (WP) 5.0 ha (12.5 ac) Maximum site clearing 25% of the parcel Maximum 8 lots/quarter section Large Lot Country Residential (CR2) 2.0 ha (5.0 ac) Maximum 24 lots/quarter section Small Lot Country Residential (CR1) 0.4 ha (1.0 ac) Maximum 40 lots/quarter section Lake Resort (LR) 0.2 ha (0.5 ac) Minimum lot width 30 m (100 ft) Density determined by water supply Low Density Lake Resort (LLR) 1.0 ha (2.5 ac) Minimum lot width 60 m (200 ft) Density determined by water supply Table 1: Residential Districts Regulations Summary - Land Use Bylaw 2.2 Non-Statutory Planning Documents Several plans and studies have been prepared for Miquelon Lakes and the surrounding area. The recommendations are summarized below. Miquelon Lakes Planning Report (Battle River Regional Planning Commission, 1973) recommends: No cottage development of the lake shoreline; Expansion of the provincial park boundary; Agricultural use of the lands classified as 1, 2 or 3 soils by the Canada Land Inventory; Limited country residential development at a low density (1.2 to 2.0 hectares (3.0 to 5.0 acres) and maximum of four parcels per quarter section); and No additional commercial development. Lake Management Policy: A Technical Appendix to the Preliminary Regional Plan (Battle River Regional Planning Commission, No date) recommends the following: Intensive recreation including private cottages near the largest Miquelon Lake; Non-intensive recreation with no further subdivision for private cottages around the middle Miquelon Lake; and Agriculture use for the smallest water body. Miquelon Lakes Study (Battle River Regional Planning Commission and County of Camrose No. 22, 1981) recommends: No country residential development without an adequate volume of on-site groundwater to support it; Where permitted, country residential subdivision should be a minimum of 16 hectare lots and four parcels per quarter section; Strict control of clearing within the watershed; No country residential development on lands designated as Class 1 to 4 by the Canada Land Inventory; and 8

10 No additional service commercial operations until more developments occur in the area. Beaver Hills Moraine: An Analysis, A Comment, and A Proposal (ELM & Associates, Environmental Resource Planners, 1988) proposes: That the Counties that have lands within the Beaver Hills moraine [establish] an environmental trust to provide varying degrees of ecological protection while permitting the benefit, educational enjoyment of residents and visitors to the Moraine. The socio economic background, policy direction, as well as public perception have changed since these documents were prepared. This study will consider the recommendations of the previous studies in light of the current policy framework and the public input. 2.3 Beaver Hills Initiative The Beaver Hills Initiative (BHI), a multi-stakeholder collaboration has been formed to promote a regional approach to land management in the moraine. The BHI comprises several municipal governments, provincial and federal ministries and agencies, and non-governmental organizations. Camrose County is a part of BHI and has a good working relationship with the BHI. BHI created a Land Management Framework that provides a sustainable environmental management framework for the area municipalities. The Beaver Hills Moraine area is shown in Figure 3. The Protected Areas boundary does not coincide with the boundary of the Miquelon Lake Provincial Park. 9

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12 2.4 Physical Context Current Land Use Pattern The majority of the study area is within the Beaver Hills Moraine. As the challenging topography makes it difficult to farm crops in the moraine, these areas are kept undeveloped or used for livestock grazing. Some relatively flat land outside of the moraine is used for grain/crop farming. The main features of the study area are Miquelon Lake Provincial Park and Ministik Lake Game Bird Sanctuary. There is a campground within the provincial park and a golf course is situated outside of the park s northeast corner. The lake s sandy beach, upland game birds, and attractive, rolling uplands of the moraine offer various recreational opportunities. According to the Canada Land Inventory (Geostrategis, EcoInformatics International Inc. website), the areas surrounding Miquelon Lake Provincial Park are identified with high land capability for recreation. Aside from several acreage subdivisions 1, there are five multi-lot residential subdivisions 2 in the study area which are all located on North Miquelon Road and Spilstead Road Natural Features Spencer Environmental Management Services Ltd. (Spencer Environmental Management) has compiled a report on the natural environment of the study area, Miquelon Growth Management Plan (2010). The report describes soils and terrain, hydrology, hydrogeology, vegetation, wildlife and fish/aquatic resources, along with development recommendations. These recommendations shape the basis for the proposed land use concept and policies of the study area, along with Public Input. The original report is submitted under separate cover. The key focus of the report is that the moraine and the area outside the moraine have significantly different environmental characteristics. The future land use concept and policies recognize this significance Lake Water Quality Reports The Miquelon Lake Water Monitoring Report (Provincial Parks Lake Monitoring Program, Alberta Environment, 2006) contains scientific background information of 1 Acreage subdivision: Maximum of four residential lots on a quarter section 2 Multi-lot subdivision: Five or more residential lots on a quarter section 11

13 the water quality and general characteristics of Miquelon Lakes. Its summary reads: Miquelon Lake is a small saline lake with reasonably good recreational water quality. The data record for this lake is quite sporadic, but it appears that total phosphorus concentrations have decreased slightly since Water levels are steadily declining in Miquelon Lake Water and Sanitary Sewer Servicing There are no municipal water and sewer services available in the area and there is no plan of providing them in the near future. The primary source of domestic water is ground water but some residents and the provincial park bring in drinking water to avoid damage to the plumbing systems from the salinity (Miquelon Growth Management Plan, Spencer Environmental Management Services Ltd.). Sanitary sewage treatment from the development is managed on site by various on-site disposal systems Access - Transportation Provincial Highways 623, 611 and 833 provide the main access routes to the study area from the City of Edmonton and the City of Camrose. In fall 2010, the County completed the paving of North Miquelon Road and Spilstead Road, a short connecting road to the north. There was no widening of the carriageway and only minor realignment of the curves in this improvement. Access to the plan area is shown in Figure 4. 12

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15 2.5 Socio-Economic Context Population According to the 2006 Statistics Canada s Community Profile, the population of Camrose County was 7,160, decreasing by 1.6% since 2001 while Alberta s population increased by 10.6% during the same period. The County s census in 2008 states that there are approximately 330 households and 583 people estimated to live in the study area Development Activities Several acreage subdivisions (maximum of 4 residential lots on a quarter section) and multi-lot subdivisions (5 to 24 lots on a quarter section) have been approved within the study area including five rural subdivisions: Miquelon Acres, Macree Acres, Grouse Meadows, Whispering Hills, and Sanctuary Estates. Within those subdivisions, some lots have been sitting vacant without development (house) for several years after the subdivision approval. This may be attributed to the County s favourable tax rate for a vacant lot. In 2008, 330 dwellings and 39 vacant lots or seasonal dwellings were counted within the study area where approximately 10% of the lots were vacant/seasonal. Within the subdivisions of Miquelon Acres, Macree Acres, and Grouse Meadows, there were 45 dwellings and 9 vacant lots or seasonal dwellings. Thus 17% of the total lots in these subdivisions were vacant Community Services and Amenities There are no health care facilities within the study area. The residents travel to the City of Camrose or Edmonton for hospital treatment. Ambulance service is provided by Alberta Health Services from the City of Camrose. Police service for the area is provided by the Royal Canadian Mounted Police from its detachment in the City of Camrose. Fire protection is provided by the Hay Lakes and Round Hill Fire Departments, both operated by volunteer firefighters. Education services are provided by Battle River School Division #31 (Public) through Hay Lakes School (grade 1 12) and Cornerstone Christian Academy in Kingman; and Elk Island Catholic Separate Regional Division No. 41 (Catholic) through schools in the City of Camrose and in Sherwood Park in Strathcona County. There is a household waste transfer station at Kingman. A recycling program has recently started in Kingman at the transfer stations on certain days. There is no plan to start household garbage or recycling material pick-up services. A convenience store located by the entrance of Miquelon Lake Provincial Park provides limited daily goods to the area residents and visitors to the provincial park. There is no other commercial establishment in the study area or in the Hamlet of Kingman. 14

16 2.6 Public Consultation A public meeting/open house was held on February 23, 2010 at Kingman Community Hall, just outside of the study area. Approximately 100 residents attended the meeting and comments were solicited as summarized in the next section. The draft plan was presented at an open house in Kingman on September 1, Based on input from the public, a Review Committee was formed and the proposed policies were reviewed in detail. An open house was hosted on October 22, 2011 in Kingman and around 35 people attended the meeting. The Plan was generally well received and questions were answered for the community. There were no requests to make any amendments to the plan at the Open House. First reading of the Miquelon Lake Area Structure Plan was received on November 8, A public hearing was held on December 13, As a result of the concerns brought forward regarding the policy on paving, second reading was received and the plan went back to the Review Committee for feedback on policy #12. Revised wording of policy #12 was agreed upon by the Review Committee and the plan was brought forward to Council on January 10, 2012 where it received third reading Strength, Weakness, Opportunity and Threat (SWOT) Analysis At the first public meeting, the public participated in a SWOT Analysis exercise of the study area in the groups of three to eight people. Individual comments are summarized and grouped together under common themes (see table below). Some characteristics were noted in more than one category. The lists of general comments were submitted to the County under separate cover. Positive Factors Strengths Negative Factors Weaknesses Internal Influences Miquelon Lakes Ministik Lake Game Bird Sanctuary Natural environment: Wide variety of animal and plant species. Old tree stands/wooded area. Quiet, peaceful, rural lifestyle, privacy Community-oriented residents Proximity to urban centres Good farmland Poor water quality (lake and potable) Low ground water (lake water) level Increased criminal incidents and noise level Unsightly subdivisions/acreages, junk yard Loss of wildlife habitat Lack of public understanding/communication from the County Lack of or inadequate municipal services Opportunities Threats External Influences Preserve natural areas Tourism: trails, wildlife viewing, hunting, agri-tourism Improve water quality of Miquelon Lake Farmland subdivision (income source) Grazing lease (maintain the land) Proximity to cities Diversified tax base: gravel pits, business, tourism Increased population, over crowding Uncontrolled development Loss of wildlife habitat Wildfire All Terrain Vehicle (ATV)/snow mobile use damages crops Decreasing ground water level Difficult times for farming: high land price, development pressure, damage by ATVs Loss of rural/local knowledge Table 2: SWOT Analysis Result 15

17 2.7 Plan Review Committee Initially, no steering committee was formed for this study with the hope of treating all the land owners within the study area fairly. However, in response to the public open house comments received at the draft plan presentation, a review committee was formed. The committee reviewed the draft plan policies presented at the open house, held on September 1, The committee met on a regular basis between the fall of 2010 and spring of All the review committee s comments and suggestions have been incorporated into the final plan document. 16

18 3 Policy Directions 3.1 Objectives - Sustainable Development The study area s primary development objectives are: To protect the natural environment that makes the area attractive to development activities; and To ensure development occurs in sustainable manners. These two objectives are developed based on input from the public open house, and from Camrose County s Municipal Development Plan, which states that the over-riding priority is to maintain a sustainable economy and a healthy environment. Given the absence of municipal water and sanitary sewer systems, community services, and amenities that are often associated with an urban environment, development in the study area has to be self-sufficient and primarily depend upon the resources available on-site. When a new development is proposed, the land s carrying capacity has to be examined to ensure that it will not compromise the sustainability of resources such as clean drinking water or ground water quality. Miquelon Growth Management Plan suggests that agricultural and natural resource conservation goals could be accomplished by directing higher density development to less productive lands with fewer ecological values. This approach could accommodate development potential and environmental considerations and, to maintain an area that is attractive for current and future residents, as well as for visitors. 17

19 4 Future Land Use Concept 4.1 General Development Policies The following policies apply to the entire study area. Along with the Camrose County s Municipal Development Plan and the Land Use Bylaw, the policies provide criteria and guidelines for specific types of development. The policy areas are developed based on the topics that were raised in the SWOT analysis. The basic objectives of the policies are to: Promote STRENGTHS Support WEAKNESSES Build on the OPPORTUNITIES Defend from the THREATS Lake and Surface Water Miquelon Lakes and other lakes in the study area are recognized as part of the community s identity and assets. At the same time, the lakes water quality and declining water level are seen as problems by the residents. To supplement the existing Municipal Development Plan policies, the following policies will apply to the study area: Policy 1 Policy 2 Policy 3 Policy 4 Policy 5 No new public lake access points to Miquelon Lakes should be created outside of Miquelon Lake Provincial Park to minimize potential contamination sources. A 30.0 metre minimum riparian buffer from the lake shore must be designated as Environmental Reserve. The setback distance may be adjusted according to a report prepared by a professional engineer or biologist recommending the area-specific buffer to maintain a healthy riparian zone. Clearing of lots within 400 metres of a lake shore is limited to establishing a minimum building envelope for all developments unless otherwise provided in this study. Natural drainage and wetlands should not be diverted, modified, or filled unless under unnecessary hardship or practical difficulties, as determined by the County and approved by provincial authorities. Livestock access to the water course and water body is discouraged (for example, managers will be encouraged to use off-site watering or other Best Management Practices). 18

20 4.1.2 Ground Water The deteriorating ground water quality and availability are recognized as major concerns by the residents. One of the strategies to conserve the ground water quality and supply is to maintain and increase the tree cover of the land. Policy 6 Policy 7 Removal of wetlands should be avoided where possible. If unavoidable, the provincial policy for wetland compensation will be utilized. Existing tree stands should be retained unless they are determined to be unhealthy and beyond rehabilitation by a qualified professional. Policy 8 Existing tree stands of greater than 0.5 hectare (approximately 1.24 acres) should be retained where possible based on a review of current ecological health and value as well as potential for long term sustainability. No more than 10% should be removed from a tree stand greater than 0.5 hectares without a review by a qualified professional (e.g. silviculturalist, forester). Policy 9 Policy 10 Policy 11 Notwithstanding the preceding groundwater policies, site clearing may be allowed when the purpose is to adhere to Fire Smart principles, for the protection of manmade structures, and up to 25% of the lot. Site clearing is also permitted for agricultural purposes. When an area is cleared for temporary purposes, such as construction access, the area should be replanted with indigenous tree and plant species at the end of the temporary use. New development is only allowed under the density in accordance with the Municipal Development Plan and as provided in this study Wildlife The study area s large tract of natural areas within the moraine, as well as patches of wetlands within the cultivated land in the south of the study area provide excellent habitat for various wildlife, particularly waterfowl and water birds. The connectivity of valuable habitats is critical to maintaining healthy wildlife populations. While the paving of North Miquelon Lake Road will not change the width or the speed limit, this road improvement can encourage faster travelling speed and invite more traffic. Policy 12 No additional County roads will be paved in the Miquelon Lakes Growth Management Study Area except as recommended by Public Works and after consultation with adjacent or affected land owners. 19

21 Policy 13 Policy 14 Policy 15 Policy 16 Policy 17 In order to preserve unfragmented wildlife habitat sites, no new public road shall be constructed except where other means of access are not available or for internal subdivision access. Where new roads are necessary they shall be designed to minimize fragmentation by limiting their length and/or impact on the environment and wildlife. Wildlife crossing warning signage should be provided on North Miquelon Road at appropriate locations as determined by the County, and at all paved access points to the study area. Where trails are proposed on County lands, the locations should follow cleared edges, thereby avoiding fragmentation of natural areas. Where possible, wildlife corridors should not be fragmented. Where possible, wildlife corridors should be protected by the use of Municipal Reserve lands Fire Management The Miquelon Lake area is heavily treed and thus susceptible to fire. Fire management principles should be considered at all stages of subdivision and development to mitigate concerns related to fire in the area, while at the same time protecting the natural environment that draws people into the area Policy 18 Policy 19 Policy 20 Policy 21 The County recognizes that deadfall on municipal reserve and environmental reserve may become a fire hazard; land owners can request to remove deadfall from municipal lands at their own expense; approval must be granted by the County in writing prior to any work being done on County lands. Each new multi-lot subdivision must have Fire Protection to the satisfaction of the Fire Inspector. Developers and landholders will be encouraged to implement Fire Smart principles in both subdivision and individual development. The County will encourage the Province to develop a Fire Management Strategy that will protect adjacent landowners from potential fire risks created by the crown lands Wind Farms Though there is not a strong demand for Wind Farms in the area at this time, there is concern that wind farms are not an appropriate development within the study area. Individual structures for personal use can be considered, but large, commercial wind farms should be excluded from the area. 20

22 Policy 22 A Wind Energy Conversion System (WECS), with the exception of a small WECS consisting of one structure designed to generate electricity primarily for the property owner s use, shall not be allowed within the Study Area. For the purposes of interpreting this plan, a WECS is one or more structures designed to convert wind energy into mechanical or electrical energy within a parcel or lot Agriculture Agriculture is the primary industry for the County as a whole. The County s rural landscape contributes to the community s identity as well as to the economy. Farming has to be practiced responsibly to minimize the environmental impact such as water run-off to water courses, draining wetlands, or over grazing. Providing a water trough for watering not only helps cattle gain more weight, but also reduces water contamination from cattle manure. Cattle avoid water fouled by manure, which contributes to algae growth (Caring for the Green Zone: Riparian Areas and Grazing Management, Cows and Fish Program, 2003). Policy 23 Policy 24 Policy 25 Livestock access to the water course and water body is discouraged (for example, managers will be encouraged to use off-site watering or other Best Management Practices). Confined Feeding Operations are discouraged from locating in the study area. The preceding policies on clear-cutting and vegetation removal do not apply to lands in the Agricultural Land Use District of the County s Land Use Bylaw Recreation & Commercial The recreational opportunities in the study area are another appeal for the residents and visitors. However, the variety of activities attract conflicting interests such as bird watching and all terrain vehicle (ATV) trail use or country residential development and conservation of the environment. Policy 26 Policy 27 Except for existing establishments, no additional high impact recreational or high impact commercial establishments such as campgrounds or resource extraction will be allowed in the study area. Low impact recreational development such as hiking trails are limited to the areas where new development will not negatively affect habitat connectivity. 21

23 Policy 28 Policy 29 Policy 30 Policy 31 Low density, seasonal recreational development such as cottages must employ the proper waste water management system approved by provincial and municipal authorities. Home-based businesses that conform to the County s Municipal Development Plan and Land Use Bylaw are allowed in the study area. Bed & Breakfasts may be allowed in the Study Area, provided they comply with the County Land Use Bylaw regulations. Teahouses may be allowed in the Study Area, provided that they are contained within the primary residence and are secondary to the residential nature of the parcel Multi-lot Residential Development New development should be controlled through a fair and clear planning mechanism. The environmental constraints (carrying capacity) determine the feasibility of any development proposal in the area. Policy 32 Policy 33 Policy 34 Policy 35 Policy 36 Policy 37 A local area structure plan is required for a new multi-lot residential subdivision. Additional studies may be required to support a proposed local area structure plan, as determined by the County at the time of the area structure plan application. The maximum lot density is 24 lots per quarter section in the study area. No redistricting to CR1 Small Lot Residential, LR Lake Resort, or LLR Low Density Lake Resort District shall be allowed within the study area. Development in the study area is characterized by multi-lot residential clusters with significant interlinked open spaces retained primarily in their natural condition. The maximum lot size allowance for new multi-lot residential subdivisions within Miquelon Lake Growth Management Study will be determined according to the lands to be subdivided capability to provide the prescribed amount of potable water and wastewater management methods, and shall not exceed the lot size allowance in the Land Use Bylaw. Native vegetation and tree stands should be maintained within a new residential subdivision for the purpose of water conservation, in accordance with the County policies. 22

24 Policy 38 Policy 39 Storm water management systems shall be designed in accordance with the principles of Low Impact Development. When a new subdivision is proposed, wetlands must be designated environmental reserve and municipal reserve must be taken as land to retain vegetation buffers adjacent to the wetland Municipal and Community Services Despite some residents dissatisfaction on the level of community services and amenities in the area, the County sees the area as primarily an agricultural area requiring limited municipal services. There is no plan of providing centralized water or sanitary sewer services due to the financial burden of providing these services in such a remote and sparsely populated rural area. Policy 40 Policy 41 The area development will be serviced by individual water supply and sanitary sewer systems. At the discretion of the County, multi-lot residential subdivision may be developed with communal water and/or sewer systems when the following criteria are met: 1. Communal water distribution or sanitary sewer treatment systems require approvals by the appropriate municipal and/or provincial authorities. 2. The developer is financially responsible for constructing all servicing facilities and infrastructure within the development area. 3. Communal water distribution or sanitary sewer treatment systems must be installed and maintained by a condominium association or private utility company formed to be responsible for the service. Policy 42 Internal subdivision roads may be built with a reduced road right-of-way, provided the design meets municipal design standards, retains existing trees, and provides the appropriate setback from a water course. 4.2 Area Specific Policies Based on the recommendations in the, policies specific to the Moraine and the Cultivated Plains have been prepared. These policies apply to their respective policy areas. The areas for development potentials are identified in Figure 5, according to the types of land and parcel characteristics, and are summarized in Table 3 and Table 4. Across the study area, water conservation practices such as tree cover retention, potable water supply and appropriate waste water management are required in future development. 23

25 4.2.1 Moraine The Beaver Hills Moraine s natural landscape provides the area s aesthetic appeal. At the same time, the environmental constraints from this unique landscape must be carefully considered during development to avoid negative effects on the ecosystem. The primary development constraint in the moraine is the potable water and quality, with concerns regarding contamination risk of the surface and ground water. Where the risk to the water source is lower, further considerations have to be given in accordance with the County s current policies. Policy 43 Policy 44 Policy 45 Lower density rural residential development (Watershed Protection - WP minimum 5.0 hectare/lot or Large Lot Country Residential - CR1 minimum 2.0 hectare/lot) may be allowed where forests have previously been cleared for agricultural purpose in the moraine area; the minimum lot size may be waived to allow for cluster development at the discretion of the municipality. The number of lots on a quarter section in the Watershed Protection District may be increased by 2 lots (for a maximum of 10 lots) at the discretion of the municipality, if the developer uses cluster development and designates a large amount of Environmental Reserve and/or Municipal Reserve. The maximum number of residential lots on a quarter section in the moraine should be determined based on: 1. Availability of potable water supply from a well; or 2. Alternative means of potable water supply such as communal, deep water well or cistern; or 3. Viable wastewater disposal and/or treatment systems; and 4. The maximum number of lots shall not exceed 24. Policy 46 Higher impact development (e.g. multi-lot residential development with smaller lots (CR1: 0.4 ha/lot, LR 0.2 ha/lot, or LLR 1 ha/lot, commercial campgrounds, confined feeding operation, or industrial operation) shall not be located within the moraine Cultivated Plains The areas outside of the moraine have less surface water and limited natural vegetation. These areas may be more suitable for development. Recommended water conservation techniques that could affect local water cycles include retention 24

26 of vegetative buffers around water bodies, prohibiting water diversion, and wetland draining. Another focus for this area is to protect the lands with high agricultural capability. Development should only be allowed on the lands with lower agricultural capability. Policy 47 Policy 48 Land with high agricultural capability (Canada Land Inventory Class 3 or higher) should remain as farmland. Residential development is limited to areas that are already cleared within the land with lower agricultural capability (Canada Land Inventory Class 4 or lower). Table 3 and Table 4 summarize the recommended uses for the each area. Use Area Moraine Cultivated Plains Crop Farming Limited suitability due to the topography Suitable where protecting high quality agricultural land Grazing Appropriate in the forested area* Suitable where crop farming is not desirable Confined Feeding Operation Not suitable Residential - Low Density (maximum 8-24 lots/quarter) Suitable where forests have been cleared; with appropriate drinking water supply and wastewater management practice Allowed in already cleared areas with low agricultural capability soil** Residential - Higher Density (maximum 40 lots/quarter) Not appropriate Commercial Industrial High Impact Commercial is not appropriate. Other commercial can be considered at the discretion of the County and as outlined in Policies 26 to 31 Not appropriate Recreational -Seasonal (cottages) May be considered with appropriate drinking water supply and waste water management practice Recreational -Higher Density Commercial Campground Not suitable Not appropriate *Forested area within the moraine **High agricultural capability land Table 3: Area Specific Land Use Considerations Summary 25

27 Land Quality Areas A Moraine B C Cultivated Plains D Surface Water Risk* High - Moderately High Moderately Low n/a n/a Agricultural Capability (CLI Soil Class) Parcel Characteristics n/a n/a High (CLI 2 & 3) Low (CLI 4 & 5) Recommended Land Uses (Land Use Bylaw #1142) Cleared (Cultivated) Grazing (A) Grazing, Crop Farming (A) or Residential (WP, CR2) Crop Farming (A) Grazing, Crop Farming (A) or Residential (WP, CR2) Forested Grazing (A) * Figure 6 Surface Water Risk Gross Drainage Area Table 4: Land Characteristics and Development Recommendation 26

28 Land Quality Areas Surface Water Risk* High - Moderately High Moraine Cultivated Plains A B C D Moderately Low n/a n/a Agricultural Capability (CLI Soil Class) Parcel Characteristics n/a n/a High (CLI 2 & 3) Low (CLI 4 & 5) Recommended Land Uses (Land Use Bylaw #1142) Cleared (Cultivated) Grazing (A) Grazing, Crop Farming (A) or Residential (WP, CR2) Crop Farming (A) Grazing, Crop Farming (A) or Residential (WP, CR2) Forested Grazing (A)

29 5 Implementation 5.1 Land Use Bylaw Amendments Amendments to the Land Use Bylaw are required to establish the livestock watering setback from water courses and water bodies. The County s Agricultural District regulation limits the residential lot area and does not include any cultivated land. The study area s new development should not include any wetland, its buffer, native vegetation and tree stand, and known habitat areas. Currently, Camrose County s Land Use Bylaw has five rural residential districts with various purposes and regulations. Changes to the zoning of these parcels within the Provincial Park and Ministik Game Bird Sanctuary, from Watershed Protection to Provincial Regulation as shown on Figure 6, is required. As these lands are under provincial jurisdiction, the County s land use control does not apply. 5.2 Local Area Structure Plans When a new multi-lot subdivision development is proposed, a local area structure plan will be required. The local area structure plan should include at least the following: 1. A background description of the site including topography, existing buildings, soil condition, and vegetation 2. A Phase I Environmental Site Assessment, and the subsequent assessment if identified as necessary, on the subject parcels 3. Hydro-geological information including a high groundwater table and identification of the 1:100 year flood plain 4. A Biophysical Impact Assessment to complete a rare plant survey, special status wildlife review, and mitigation plan (if any species are identified) 5. The proposed land use district, the internal access road configuration, potential pathway/trails, and future reserves 6. The existing forest cover and tree retention design concept 7. Proposed water supply method 8. Proposed wastewater (sanitary) management method 9. Proposed stormwater management strategy 10. Development sequence 28

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31 5.3 Development Sequence Sequence of development within the study area is left to the initiatives of private interest groups. Any multi-lot residential development creating more than four lots per quarter section will be required to have a local area structure plan. Each area structure plan will be examined on their own merit while the County will ensure that it will not create any negative impact. Limited access to the area also restricts further development. Combined with the water quality for drinking and domestic use, limitations in viable wastewater management options and tree cover retention policies, development proposals will be carefully examined case-by-case. 30