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The Southeast Area Structure Plan was
presented to Council on Monday, December 13, 1999 for final adoption. Arising from the representations at the Public Hearing two
primary amendments were considered by Council: ·
Revised Wording to Policy 7.2.1 regarding dedication of land
for Municipal Reserve ·
Revised Future Land Use
Plan – Map 4 TABLE OF CONTENTS SOUTHEAST LACOMBE AREA STRUCTURE PLAN 1.
Introduction
1.1
Location
1.2
Enabling Legislation 2.1
Municipal Development Plan 2.2
Intermunicipal Development Plan 2.3
Consistency Among Plans 2.4
Land Use Bylaw 3.1
Land Use and Transportation Infrastructure
3.2
Natural Features and Built Environment
4. Goal
and Key Design Principles
4.1 Goal
4.2
Key Design Principles 5.1
Land Use Concept 5.2
Phasing 6.1
General 6.2
Towne Centre 6.3
Other Commercial 6.4
Industrial 6.5
Residential 6.6
Community and Social Facilities 6.7
Wolf Creek Floodway and Flood Fringe 7. Municipal
Services and Roads 7.1
Water and
Sanitary Sewer 7.2
Stormwater 7.3
Other Utilities 7.4
Roads 8. Implementation,
Interpretation and Amendment
8.1
Implementation 8.2
Interpretation 8.3
Amendment Maps 1.
Location Introduction 1.1
Location 1.1.1 As the name of the area structure plan implies the plan
area is located in the southeast corner of the Town of Lacombe.
The area is bounded on the west by Highway 2A, the north by Highway
12 and on the east and south by the town boundary. Map
1 displays the plan area within the context of the entire town and its
immediate vicinities.
1.2
Enabling Legislation
1.2.1
The Municipal Government Act (the Act) enables a council of a
municipality to adopt by bylaw an area structure plan for the purpose of
providing a framework for the subsequent subdivision and development of an
area land. The Act prescribes
in Section 633 that an area structure plan must address either generally
or specifically the proposed uses of land, the proposed sequence of
development and the density of population, as well as the general location
of major transportation routes and public utilities. The section also indicates that any other matter that a
Council considers necessary may also be included in an area structure
plan. 1.2.2
A municipality is also expected to incorporate the Land Use
Policies (Order in Council 522/96 pursuant to Section 622 of the Act) into
its planning documents. The
Land Use Policies contains a series of general plan content directions
related to planning cooperation, land use patterns, the natural
environment, resource conservation, transportation and residential
development. 1.2.3 The Lacombe Southeast Area Structure Plan (the Plan) has been adopted in accordance with Section 633 of the Act. In adopting this plan, council also fulfilled the provisions in the Act respecting the process of adopting the plan (Section 187 – 189), including advertising of the bylaw (Section 606) and opportunities for making suggestions and representations (Section 636). 2.1
Municipal Development Plan
2.1.1 The Municipal Government Act requires a town the size of Lacombe to have a municipal development plan. The Town of Lacombe’s Municipal Development Plan (MDP, being Bylaw 63 and amendments thereto) was adopted under the framework of the former Planning Act and has been amended to bring it into conformity with the Act (Section 632). One of the objectives in the section on Land Use Planning is “To ensure that future development and expansion provides for the future land use requirements of the community while endeavoring to retain as long as possible the agricultural use of better agricultural land.” In the pursuit of this objective, Council has adopted this Plan to guide the uses of land for the southeast corner of the town. The Plan provides for highway commercial land uses along Highway 12 and industrial uses in the northwest corner of the plan area. The balance, and greatest portion of the area, establishes the framework for a large neighbourhood, therefore including but not limited to residential, park and community facility land uses. 2.2 Intermunicipal Development Plan2.2.1 The Town and Lacombe County have chosen to adopt an intermunicipal development plan (IDP) to provide common and mutually acceptable land use directions for ‘fringe area lands’ within and adjacent to the town. One of its objectives is to “accommodate urban growth and rural development in a manner which is mutually acceptable, orderly and efficient” while in keeping with the natural environment and resources of the area. Except for the area already developed for industrial uses (see section 3.1), the southeast plan area is defined in the IDP as a ‘short term growth area.’ The mixture of land uses in this area structure plan is consistent with the mixture and pattern of uses generally provided for in the IDP. 2.3
Consistency Among Plans 2.3.1 The Municipal Government Act requires that all statutory plans adopted by a municipality are to be consistent with each other. The provisions in the Lacombe Southeast Area Structure Plan meet this requirement. 2.4
Land Use Bylaw 2.4.1 Every municipality must have a land use bylaw to regulate and control the use of land and buildings within the municipality. Lacombe’s Land Use Bylaw (Bylaw No. 73) is used to implement the goals, objectives and policies contained within the municipal development plan, intermunicipal development plan and any area structure plan adopted by Council. Upon adoption of the Lacombe Southeast Area Structure Plan, Council will implement over time a series of Land Use Bylaw amendments, including the redistricting of lands, to accommodate land use change and development in a manner guided by this Plan. 3.
Planning Factors
3.1
Land Use and Transportation Infrastructure 3.1.1
Map 2 shows the current land use
designations within the plan area.
The actual uses of land generally coincide with the land use
designations. Minor
exceptions include some vacant land, both residential and industrial, and
some residences in the industrial area as well as some industrial uses on
land designated as residential. Most
of the lands east of 45 Street are in agricultural production.
The northwest portion is an established industrial area, while some
highway commercial uses are located at various points along Highway 12. A cluster of nineteen residential/light industrial parcels
west of 45 Street accommodate limited light industrial uses on the same
parcel as a detached house. West
of Wolf Creek, a large residential development commenced in the summer of
1999. When completed, it will provide for up to 160 residential parcels,
mostly for detached housing, as well as an apartment site. 3.1.2 On the agricultural lands, there are two farmsteads and one smaller ‘rural’ residential unit in one of the smaller parcels along the east side of the plan area. There are no intensive farm uses, with the land being used for pasture or crop production. 3.1.3
Highways and rail facilities are significant planning factors in
the southeast area. The
planning area is bounded on the west by Highway 2A and on the north by
Highway 12, both being important inter-regional and provincial
transportation routes. The main Canadian Pacific rail line between
Edmonton and Calgary parallels Highway 2A, with its link to eastern
Alberta being just north of Highway 12.
While the north-south line already receives considerable rail
traffic, the east-west link is destined to be more heavily used with the
development of a major new grain terminal east of Lacombe and the
extension of a spur line into the Dow Chemical Prentiss industrial
complex. As shown on Map 2, the close
proximity of Highway 2A and the rail line provide challenges for safe rail
crossing and intersectional treatment, especially at the junction of the
two highways. 3.1.4 Present local roads also are important planning factors. Of these, one is an arterial road, being 34 Street (the east boundary road), and three are collector roads – 46 Avenue, 48 Avenue and 45 Street, it being a major collector road. 3.2
Natural Features and Built Environment 3.2.1 The most significant natural feature is Wolf Creek. It flows through the plan area generally from south to north, and includes a small, seasonal tributary that enters from the east. Its floodway and flood fringe, as defined on Map 3, are major planning factors since they define areas where development is generally prohibited (floodway) and development under certain conditions may be allowed (flood fringe area). Two low, poorly drained areas also exist. The lowest and wettest is between 45 Street and Wolf Creek. Another exists near the center of the agricultural area. Adjacent thereto is a major wooded area, which with the adjacent low area, provides significant opportunity for a major park area to serve the entire southeast neighbourhood. 3.2.2 The highest portion of the plan area is in the southeast, with the land gently sloping to the north and northwest. Because portions of the plan area are quite flat, stormwater drainage needs to be carefully engineered, especially in relation to stormwater loading into Wolf Creek, which is subject to frequent high water flows and periodic flooding. In portions of the plan area the water table is very high, thus impacting basement development. 3.2.3 Map 3 also locates a number of ‘built’ environment features that are considered in the land use plan. These include rights-of-way for electrical transmission lines, a telephone cable and natural gas pipelines, as well as existing residential, industrial and commercial development sites, especially west of 45 Street. The two highways, the existing collector and arterial roads and rail line are very significant ‘built features’ since they influence land use patterns. Wolf Creek Drive, while outside the planning area, is important because its intersection with Highway 12 determines the location of a major entrance into the southeast area. 3.2.4 There are no intensive livestock, wastewater facility, sanitary landfill and transfer station, sour gas facility or oil/gas well facilities in the plan area or its vicinity, as defined by provincial regulations. 4.
Goal and Key Principles
4.1
Goal 4.1.1
The planning goal for southeast Lacombe is for the area to develop
and mature as an integral segment of Lacombe’s social and economic
fabric while evolving as a highly livable self-contained community with
vibrant places to live, work, shop and play. 4.2
Key Design Principles 4.2.1
The following are key planning design principles for southeast
Lacombe: a.
design to create a sense of place, thus offering a feeling of
belonging b.
design to provide a mix of residential and social interaction
opportunities c.
design to accommodate a mixture of housing types and costs d.
design to provide a range of employment opportunities e.
design streets, both their pattern and standards that reflect their
role with the community f.
design to integrate natural features into the community g.
design to provide a series of focal points that serve to identify
and unify the neighbourhood h.
design a unique, multiple activity Town Centre as a key focal point
i.
design to accommodate a range of community uses, and where possible
site them to share infrastructure j.
design to provide a range of open spaces for enjoyment by people of
all ages and abilities k.
design a continuous pathway system linking focal points and open
spaces to promote a greater pedestrian and cycling orientation l.
design to connect to external pathways and streets linkages to
promote the southeast as an integral and significant part of Lacombe. 4.2.2
The Town of Lacombe recognizes the
importance of the natural environment for maintaining a high quality of
life, and will emphasize that integration and preservation of the natural
ecosystems identified in the Natural Spaces Management Plan are to be
incorporated into the South East Area Structure Plan by ensuring that any
proposal for the subdivision and/or development of Rank 2 or Rank 3 lands
seeks to implement the vision and recommendations of the Natural Spaces
Management Plan. In this plan "Natural Spaces" shall mean
the lands inventoried, evaluated, and categorized by the Natural Spaces
Management Plan and identified on Map
4 and that consists of the following classifications: (04/22/02) (a)
Rank
2 lands" are defined as natural sites that have the potential to
remain sustainable within the urban environment and are significant to the
community because of their size or features and are considered to have: i.
low
to moderate species and habitat diversity consisting of common species but
low to moderate probability of rare species within the habitat, and iii.
some
ecosystem fragmentation and low to moderate potential for natural
sustainability, and iv.
can
withstand various degrees of human use and disturbance. (b)
"Rank
3 lands" are defined as natural sites that are undisturbed or
relatively undisturbed sites with natural features being of value to
society and have ecosystems worth protecting as these areas have a high
potential to remain sustainable within the urban environment and are
significant to the community because of their size or features and are
considered to have: i.
high
species and habitat diversity consisting of common species but a high
probability of rare species within the habitat, and ii.
high
connectivity to ecosystems across the landscape and the habitat provides
for all or significant components of life cycle stages and functions as a
major destination linkage between other significant natural areas, and iii.
no
ecosystem fragmentation and high potential for natural sustainability, and iv.
due
to the environmentally sensitive features are susceptible to further
disturbance (c)
Any
words or expressions used in the above descriptions to have the meanings
assigned to them as listed in Table 2.1 of the Natural Spaces Management
Plan. 5.
Land Use Concept
5.1
Land Use Concept 5.1.1
The land concept for southeast Lacombe provides a framework for a
multi-faceted community in which people of all ages will desire to live,
work and play. The plan
embraces and promotes values for a highly livable community wherein the
built environment respects the natural environment, provides places to
shop and work close to a mix of residential clusters, creates focal points
that promote neighbourhood identity and offers open spaces that serve to
integrate the community. Five distinct design features provide the essence of the
planned community, being (1) the Towne Centre, (2) a series of residential
areas that accommodate housing diversity, (3) the conservation of the
Southeast Aspen Stand, as identified in Appendix A of the “Natural
Spaces Management Plan”, which consists of the wet meadow and upland
forest ecosystems and the creation of a “green” corridor that
enchances interconnectivity of natural spaces within the Wolf Creek
system, (04/22/02)
(4) parks and community facilities linked by a pathway system, and (5)
employment areas – both commercial and industrial. The design concept is
shown on Map 4. 5.1.2
The Towne Centre is one of the main focal points of the community.
It is located to provide convenient access from Highway 12, but
also from the entire neighbourhood by a series of collector streets and
pathways. It will not only be
the shopping hub of the southeast neighbourhood, but also serve the
shopping interests of the wider community through provisions for major
retail outlets, such as a food store.
As well, the design should accommodate a variety of office and
personal service uses. To
encourage a variety of activities throughout the day and evening, the
centre should also accommodate entertainment outlets and social
facilities. An integral part
of the Towne center design should be a ‘public square’ to serve as a
‘gathering place,’ and rest area. 5.1.3
A second focal point is the site for major community facilities,
such as a community centre and various indoor and outdoor sport
facilities. More effective use of the site would be accomplished by
integrating a school on site, thus providing for complementary usage and
the sharing of facilities, including parking areas. The development over time of this focal point will do much to
promote the vibrancy of the neighbourhood as an integral part of the town. 5.1.4
The plan proposes to save the wooded area in the southeast quarter
as part of a major community park, this being the third major focal point.
This major park should be planned to provide for picnic sites and
play areas, with trails linking the broader pathway system.
The wet meadow area should be maintained in its’ present form,
but may be utilized for stormwater management, however the biodiversity
shall not be negatively affected. Potentially,
this natural area and the stormwater pond/wetland feature may benefit from
a stewardship program so that future area residents understand the unique
features of a wet meadow ecosystem and how it functions to filter water
and add to the diversity of wildlife.)
The park will further promote community identity and activity
within the heart of the community. (04/22/02 5.1.5
The floodway and portions of the flood fringes of the Wolf Creek
system are protected, thus forming linear systems of natural spaces
through the community. Pathways
will be appropriately integrated into the systems, helping to link the
residential areas with the Town Centre and other business areas. 5.1.6
In the design of the area, major roads contribute major functions.
As shown on Map 4, the peripheral arterial roads serve to link the
area with the balance of the community and its trading area, while
effectively channeling through, or non-local, traffic around the area.
The 45 Street and 46 Avenue collectors direct non-residential
traffic into the employment activity areas, while separating these areas
from the residential neighbourhood. The
series of collector roads channel local traffic to and from the arterials
into local residential or business areas. 5.1.7
The pattern of collector streets defines a series of neighbourhood
sub-units. These will accommodate a mixture of housing types and
densities, and should reflect a cost spectrum to meet future housing
needs. The plan allocates
areas for various forms of higher density housing, generally located at
the edges of the neighbourhood or in proximity to employment activity
areas. 5.1.8
Employment (business activity) areas are strategically located. The existing industrial area in the northwest corner of the
plan area is maintained, with a possible area for expansion immediately to
the east on the low lands between 45 Street and Wolf Creek. The plan guides this area to become a light industrial area,
whereby existing ‘heavy’ industries relocate over time to appropriate
locations elsewhere in the town. Highway
commercial uses are recognized along Highway 12. In addition to the Town Centre, the plan also provides a key
site for a business park. A
policy in the Plan guides the location of local convenience store sites.
All of these will serve to provide work places close to homes, but
also vitally needed lands for commercial land within Lacombe. 5.1.9
Map 4 portrays the land use concept for the southeast area. It is intended to guide the preparation of more specific
outline and subdivision plans for future development areas and sites.
While the general pattern of land use, including the allocation of
land uses and the road network must be followed, these may be varied with
the approval of Council in accordance with Section 8 of this Plan.
However, variations must be in keeping with the goal and design
principles stated above and the policies of this Plan.
Through more detailed outline plans, as guided by this area
structure plan, there will be greater definition to the fabric of the
business areas and neighbourhood.
These will elaborate on the form of local street patterns, the mix
and density of housing, the siting of facilities, the integration of the
open space system and the provision of utility services. 5.2
Phasing 5.2.1 It is anticipated that development phasing may occur from two directions, depending upon the timing of development interests. Initial residential development may occur along the east side of 45 Street in the southwest quarter of Section 20 then proceed eastward. As well, commercial development may occur along the south side of Highway 12, with development then proceeding southward. As required in this Plan, outline plans will be required to indicate development phasing in greater detail. 6. Land Use Policy
6.1.1 As guided by Map 4 - the Land Use Concept, southeast Lacombe is to contain a functional mix of places to reside, work, play and shop. Therefore, southeast Lacombe is to be more than a residential neighbourhood, containing also strategically located business areas designed for light industrial and commercial purposes. 6.1.2 The design elements for Southeast Lacombe should create a sense of place, or community identity. The sense of place is to be enhanced by three major neighbourhood focal points - the commercial Towne Centre, the community facility centre and the central park and their interconnection with the residential areas by an attractive and functional pathway system for walking and/or biking. 6.1.3 Neighbourhood identity should be promoted through the adoption of a name that has significant local historical roots. The name should be applied through similar or related themes in street, district and facility names. Neighbourhood identity should be further enhanced through the use of a community logo and graphics style that are contained in street, park and facility signage. 6.1.4 The design elements for southeast Lacombe should also serve to integrate the southeast area with the balance of the community. This should be achieved by promoting social and economic interaction through road and pathway patterns, the location of one or more major community facilities in the southeast area and the creation of workplaces for residents from other parts of the town. 6.1.5 The Town will require the preparation of an outline plan which must be approved by Council prior to subdivision and development commencing on each of the quarter sections in Section 20. The outline plan must be consistent with this area structure plan and provide detail with respect to: a. land uses and land use designations b. proposed parcels and number of housing units by type c. proposed road system, including lanes d. conservation of natural features and the environment e. parks and open spaces, including the pathway (trail) system f. community (public) and social facilities g. phasing and staging h. utility services i. emergency services, and j. any other matter requests to be addressed. 6.1.6 Council will require a high standard of subdivision design in order to promote the efficient use of land, roads and utilities, the effective conservation of natural features, the conservation of agricultural land for as long as practically possible, and compatibility among adjacent land uses, including housing types. 6.2.1 The Towne Centre should be a multiple use area so that it not only provides for daily and special shopping needs, but also for casual socializing and cultural gatherings in both indoor and outdoor environments. Therefore, the Towne Centre should include provisions for one or more major stores, smaller shops, offices, dining and recreation facilities, meeting space, a park and parking, but need not be restricted to these. Should demands warrant, above ground floor housing may be allowed, thus providing a residential component to the Towne Centre.
6.2.2 A site concept plan should be prepared for the Towne Centre, and thereafter used to guide development in this focal area. Architectural guidelines or controls shall be developed and applied to achieve an integrated design. Buildings in strategic locations, such as corners or entranceways, shall have enhanced architectural treatment. Any part of building that is sufficiently high to be viewed from a distance or from an approach into the area, thus being a ‘landmark’, also shall have enhanced architectural treatment. Landscaping guidelines shall be applied to further enhance the appearance of the Towne Centre. 6.2.3 Development in the Towne Centre will be regulated by means of a direct control district or a land use district adopted specifically for the Towne Centre. 6.2.4 A park shall be developed adjacent to the Towne Centre to help serve as a gathering place. The park, and thus the Towne Centre, shall be connected to the residential areas by a series of pathways, which may utilize sidewalks. 6.3
Other Commercial 6.3.1 The highway commercial area at the intersection of Highway 12 and 34 Street may serve as a business park and may accommodate a greater variety of commercial and business related land uses than the highway commercial district. If sufficient development interest for business park purposes becomes evident, the area could be expanded to the south along 34 Street. Council may adopt a new business park commercial land use district and may designate this area for this purpose. The uses may include a variety of retail, office, personal service, selective light industrial and other uses seen by Council to be compatible. 6.3.2 Other than the Towne Centre and the potential business park site, this plan allocates lands along Highway 12 for the commercial land uses that will be contained in a new Highway 12 East commercial land use district. If the business park area is not developed as such it shall also be contained in this new land use district. 6.3.3 A landscaping plan should be prepared and implemented for Highway 12 through the plan area. Buildings along these routes will be encouraged to have high visual appeal. 6.3.4 A neighbourhood convenience store may be located: a. in the Towne Centre, b. in the 46 Avenue (west) commercial site, and c. near the east entrance of only one of the residential collectors. 6.4.1 Subject to policy 6.4.3 only light industrial and related uses shall be allowed on land: a. adjacent to the north side of 46 Avenue, b. adjacent to the west side of 45 Street, c. adjacent to the east side of the Canadian Pacific rail line, d. south of the highway fronting parcels between 45 Street and 48 Street, and e. the flood fringe between Wolf Creek and 45 Street, if a geotechnical study indicates such development is appropriate upon filling of the area to an elevation consistent with Wolf Creek flood fringe development parameters. 6.4.2 Heavy industrial land uses may be allowed on lands shown on Map 4. Other than heavy industries directly related to the agricultural industry, heavy industrial uses that presently are located in the southeast plan area will be encouraged to relocate in other areas in the town established for heavy industrial uses. 6.4.3 In order to direct the separation of light and industrial land uses in the plan area, Council shall adopt a new Heavy Industrial District and a new Light Industrial District. The Light Industrial District may accommodate as conditional uses heavy industrial land uses existing at the time of the adoption of the new district.
6.4.4 The light industrial/residential land use area may continue in accordance with the provisions of the Light Industrial/Residential District in the Land Use Bylaw. This area may be expanded onto land immediately east of 45 Street, but shall be no more than two lots deep. 6.4.5 Since 45 Street and 46 Avenue will become major entrances into the plan area, existing development along these roads should be encouraged over time to upgrade their building appearance and landscaping to improve the visual aesthetics of these entranceways. 6.4.6 Buildings along the east side of the Canadian Pacific rail line are encouraged to have high visual appeal. 6.5.1 Residential development will be directed to the areas allocated for residential uses in Map 4. 6.5.2 An outline plan shall provide for a range of housing types, parcel sizes and densities. The outline plan is to include the proposed distribution of housing types and number of housing units by type for approval by Council. The redistricting of land for residential uses will be in accordance an outline plan approved by Council. 6.5.3 For residential areas, the design density should be between 10 residential units per gross developable hectare (4 per gross developable acre) and 12.5 residential units per gross developable hectare (5 per gross developable acre). Any variation from this design density range may be permitted only if approved by Council in the adoption of an outline plan. 6.5.4 For the residential areas in Section 20, the proportion of detached housing units in an outline plan area should not be less than 65 per cent of the total planned dwelling units. Multiple family dwelling units, including duplex units, shall contribute no less than 20 per cent of the total planned dwelling units, but no more that 35 per cent. 6.5.5 Narrow lot housing may be allowed to promote the diversity of housing choices, but no more than five narrow lots in a row shall be permitted unless Council, in redesignating the land based upon an overall subdivision plan, feels that a larger number of adjacent parcels would be acceptable. 6.5.6 A manufactured home community may be part of an outline plan for the southwest quarter of Section 20. The maximum gross area shall not exceed 12 hectares (29.7 acres) while the maximum density shall not exceed 15 units per gross hectare (6.07 units per gross acre). The development must be entirely ‘gated’ and contain space for common amenities that is at least five per cent of the gross area. Regardless of the amenity space in the manufactured home community, municipal reserves shall be owing to the maximum 10 per cent provided for in the Act. If proposed as part of the residential housing fabric, the location, size and design of the manufactured home community shall be contained in the outline plan. In addition, the outline plan shall address development details pertaining to minimum home sizes, common amenities, landscaping, roadways, parking (owners and guests), storage areas, security and emergency access provisions, and any other matters desired by the Town to be addressed. The manufactured homes in the manufactured home community may account for one-half of the multiple family housing units for the quarter section. Manufactured homes will only be allowed in a manufactured home community. 6.5.7 Multiple family housing areas should be close to the perimeter of the residential areas, near the intersection of collector roads or collectors with arterials, or near a community facility, park or the Towne Centre. Regardless of the locations allocated on Map 4, Council may approve other locations through adoption of an outline plan if the land use pattern contained in the outline plan demonstrate that other sites are suitable. 6.5.8 In order to provide variations in streetscapes, the Town may require development along a street to have staggered building setbacks in accordance with a setback plan required as part of an outline or subdivision plan. This would be especially important for non-curvilinear streets. 6.5.9 In recognizing the need for special housing for seniors and the disadvantaged, the Town should: a. continue to monitor the demand for and supply of special housing b. encourage senior governments and agencies to provide special housing in response to needs, and c. designate through approved outline or subdivision plans suitable sites for special housing. 6.6 Community and Social Facilities 6.6.1 As shown on Map 4, the major community facilities site is shared between the two quarters in the west half of Section 20. It may contain, without restricting the generality of the following: a community centre, sports buildings and fields, and school facilities. The site shall be dedicated as part of the municipal reserve requirements, and may be increased in size through the dedication of public utility lots for the provision of trunk lines and for stormwater management. 6.6.2 An additional school may be located in the northeast quarter of Section 20 on land dedicated as municipal reserve. 6.6.3 The community facilities and their sites should be designed and built to a high standard to enhance their role as community focal points. Site designs should promote the sharing of space and infrastructure, such as parking areas. 6.6.4 The Town may require an outline plan or subsequent subdivision plans to provide sites for churches, day care centres and emergency services. 6.7
Wolf Creek Floodway and Flood Fringe 6.7.1 The Town will continue consultation with Alberta Environment regarding the development of the southeast area in relation to the Wolf Creek floodway and flood fringe. 6.7.2 Other than park structures that would provide for the flow of water through the structure, the development of buildings will not permitted in the floodway. 6.7.3 If a site within the presently defined Wolf Creek floodway is permitted to be sufficiently elevated to reduce the site to a ‘flood fringe’ designation without adversely impacting the continuity of the floodway, it may be approved for development in a manner consistent with flood fringe lands. 6.7.4 Development may be allowed in the flood fringe if grade elevations are 0.5 meters above the 1:100 year flood and the development is to be adequately flood proofed. 6.7.5 Wolf Creek and its eastern tributary shall form part of the open space system for the plan area. Where possible, consideration be given to providing natural vegetation landscaping along this open space system to provide for wildlife corridors. Its continuity shall be maintained as much as possible through the minimization of road crossings. (04/22/02) 6.7.6 Environmental reserve, as provided for in the Act, shall be used to set aside Wolf Creek, including applicable portions of its flood fringe, as open space. Municipal reserve dedication may be required to augment open spaces along the system. 6.8.1 The Town should seek as soon as possible the cooperation of the landowner of the southeast quarter of Section 20 to conserve the existing wooded area, which should become a major focal point and a significant part of the neighbourhood open space system. In the outline plan for this quarter, this area shall be allocated for municipal reserve dedication. 6.8.2 The Wolf Creek system shall be used as the major spines in the neighbourhood open space system, wherein paths should be developed to provide pedestrian and cycling access through the community and to major focal points, including the Towne Centre. Internal, non-street paths should be designed in residential areas, possibly utilizing public utility lots. Path links shall also connect northward to the northeast quadrant of the town and westward toward the Michener Park system, and ultimately to other pathway systems in the town. 6.8.3 The major community facility site is to form part of the open space system and linked by a series of paths to other focal points and residential areas in the neighbourhood. 6.8.4 In addition the major open space site, subdivision designs should provide wherever smaller open space areas to serve as playgrounds or passive, decorative parks, these being linked also where possible by internal linear parkways. 6.8.5 Where municipal reserve dedication exceeds the provisions in the Act or the provision of linked open space systems is particularly effective, Council may provide for density bonuses or vary housing type requirements. 6.8.6
Where possible stormwater detention facilities should be located
adjacent to land to be dedicated as open space in order to increase the
size and use flexibility of these sites.
The existing forest area is interspersed with wet meadows and may
be utilized as part of an overall natural stormwater management system.
Consideration shall be given to maintaining hydrology levels and
conservation of the sedges and willows if used as a stormwater pond. (04/22/02) 7.
Municipal Services and Roads
7.1 Water and Sanitary Sewer 7.1.1 The pattern of water and sanitary sewer services for the southeast area shall follow an Engineering Design Plan for Section 20 (see policy 8.1.4) to be adopted by Council. More specific site engineering will need to be shown in the respective outline plans for each development area. 7.2 Stormwater 7.2.1 The Town may allow no more than one-half of the area of land that serves as a dry storm water pond to be dedicated as municipal reserve. The area of land approved as municipal reserve, if any, shall be related to its design and usefulness as open space for active recreation pursuits, as well as the amount, variety and quality of municipal reserve being provided elsewhere in the outline plan area. wherever possible, dry storm water detention facilities should form an integral part of the open space system. 7.2.2 The subdivision design for each part of the southeast area shall accommodate the stormwater management plan contained in the Engineering Design Plan for Section 20 (see policy 8.1.4). Stormwater flowing from the developed areas should not exceed the predevelopment rate and shall meet the Province’s ‘Standards and Guidelines for Municipal Waterworks, Wastewater and Storm Drainage Systems.’ 7.3
Other Utilities 7.3.1 Natural gas, electrical and communication utilities shall be provided to development in keeping with municipal development standards. Outline plans and subdivision plans must accommodate these utilities through the recognition of existing rights-of-way that are necessary to be retained and future required rights-of-way and/or easements. 7.3.2
The Telus right-of-way through the center of the Section 20,
which contains a high band strategic fiber cable, must be protected in
outline plans and detailed subdivision designs. Upon agreement by Telus, it may serve as part of the open
space system for low impact facilities such as pathways to be developed on
the right-of-way. 7.4
Roads 7.4.1 Arterial roads shall include 34 Street and the future east/west road on the south side of the plan area, which ultimately should be extended to the west across Highway 2A to join with the C&E Trail/58 Street connector. 7.4.2 Noise detention provisions, including berms and landscaping, should be provided along all arterial roads adjacent to all residential areas. 7.4.3 45 Street and 46 Avenue should serve as major collectors for both the light industrial and residential areas. 7.4.4
New accesses from Highway 12 to highway commercial areas
north and south of the highway will be finalized in consultation with
Alberta Infrastructure, as will the configuration of any service road and
accesses thereto. South of
the highway, the major entrances on the west and east side of the Towne
Centre are of strategic importance to the development of Section 20.
The mid-access to the highway commercial area in the northeast
quarter is optional. Access
to highway commercial lands north of the highway should not be determined
in isolation of planning and development south of the highway. 7.4.5 Alberta Infrastructure may require traffic assessments at any intersection with the highways that may be impacted by subdivision or development. The Town may require the proponent of the subdivision to pay for the costs of any required traffic assessment and the improvements to upgrade affected intersections. 7.4.6 The residential areas shall be served by a series of collector roads in a pattern similar to that shown on Map 4. 7.4.7 To increase the attractiveness of residential areas all road entryways should have high visual standards, including such features as decorative islands and/or landscaped ‘gateways’. 7.4.8 If the existing auto wrecker business in the northwest corner of the industrial area relocates, to assist redevelopment in the area a new east/west road midway between 48 Avenue and Highway 12 should be developed as shown on Map 4. To reduce vehicle turning movements near the Highway 12 rail crossing, consideration should be given to closing 46 Street near the north end of the street with alternate entry into the area from Highway 12 possibly being provided by a new access road to the east. 7.4.9 The minimum right-of-way for roads shall be as follows: a. arterial roads 30 m b. major collector roads 25 m c. collector roads 22 m d. local roads 18 m e. lanes 6m 8. Implementation, Interpretation and Amendment
8.1 Implementation 8.1.1 The goal, design principles and policies of the Lacombe Southeast Area Structure Plan shall be implemented through: a. outline plans as required by this Plan, b. the Land Use Bylaw, including district redesignations and the application of development regulations, and c. subdivision approvals. 8.1.2 Any land which is designated Future Development (FD) at the time of the adoption of this Plan will be required to be redesignated prior to final consideration of subdivision approval or the issuance of development permits. Council will consider redesignation upon an application by or on behalf of a landowner. Upon such application being made, the Town will require the submission of an outline plan in accordance with this Plan, including an indication of proposed phasing. At the same time, or at some other time, the Town may request the submission of a detailed tentative plan of subdivision or development plan for a land holding. 8.1.3 The Town will require each phase of development to: a. form a logical and efficient extension of municipal services and the developed area of the town, b. not prejudice the further subdivision and development of any forthcoming phases and adjoining lands, c. make sufficient provision for road access, and d. dedicate such municipal and environmental reserve as the Town considers necessary. 8.1.4 The Town will approve an Engineering Design Plan for Section 20. This shall be followed in the outline plans. 8.1.5 All costs of development on private land and all applicable off-site development costs associated with the development of land, as identified in a development agreement with the Town, will be the responsibility of the developer. 8.1.6 The determination of off-site and other development levies shall be determined by Council as necessary. 8.2 Interpretation 8.2.1 This Plan shall be interpreted with flexibility having regard to its purpose and concepts, as well as the objectives and policies of the Municipal Development Plan and the Intermunicipal Development Plan. Council’s decisions on interpretation shall be final. 8.2.2 Outline plans shall generally follow the land use concept on Map 4, but the final boundaries between land uses, allocation of multi-family residential site, location of storm water detention facilities, and road alignments will be subject to outline plans approved by Council. 8.3 Amendment 8.3.1 This Plan may be amended by Council in accordance with procedures established in the Municipal Government Act. 8.3.2 When someone other than the Town initiates an amendment, prior to commencement of the bylaw amendment process the Town may require the initiators of the amendment to provide a report and other background information to support the proposed amendment. 8.3.3 Unless otherwise not required by the Intermunicipal Development Plan or the amendment involves a matter or matters which the Town and County has mutually agreed do not require referral, Lacombe County will be consulted during the consideration of an amendment of the Lacombe Southeast Area Structure Plan.
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