1.0 BASIS OF THE PLAN

1.1 This Lacombe Intermunicipal Development Plan represents an agreement between the County and Town of Lacombe that the planning of the area around the developed part of the Town must be coordinated. The coordination is necessitated by

(1) Town growth, which in the long term, will require the development of land presently in the County;

(2) the importance to the area's economy of the Federal and Provincial Agricultural Research Facilities and Canadian University College, all of which are major landowners within or adjoining the Town. Each institution will therefore affect the Town’s growth and be susceptible to pressures arising from that growth;

(3) physical features, which will affect development within both municipalities and which require a common approach to ensure continuity or compatibility of appropriate uses. These significant features are

a)   Wolf Creek,
a.1 Welp Creek

b) Barnett, Cranna and Elizabeth Lakes, other wetlands and their shore lands,

c) steep slopes, and

d) the Town's waste water treatment facility; and

(4) the need to avoid conflicts between existing and future land uses and to ensure efficiency and continuity in the development of roads and municipal utility systems.

(5) a common goal and joint efforts of the County and Town to encourage commercial and industrial development along Queen Elizabeth II Highway (Highway 2).

1.2 The area affected by this Intermunicipal Plan is shown on Map 1.

2.1 The objectives of the Intermunicipal Plan are to

(1) identify future land uses in and around the Town and establish policies to guide decisions on those uses;

(2) accommodate urban growth and rural development in a manner which is mutually acceptable, orderly and efficient

(3) identify the transportation and municipal utility systems required to serve the area;

(4) protect the natural environment and ensure that its resources are used in a sensitive manner; and

(5) establish a mutual consultative approach to the implementation of the Plan.

 

3.1 The Town's population increase from 1990 to 2003 has consistently ranged between 2% and 4% annually.  With the Town's location on the Calgary-Edmonton corridor and its proximity to the City of Red Deer and to the Joffre and Prentiss petrochemical complexes, the Town's prospect for continued strong growth is bright.  

Arising from previous provisions of the Intermunicipal Development Plan, the Town and County agreed to the annexation to the Town of substantial tracts of future development land for residential and commercial purposes.  These lands, now within the town, are anticipated to accommodate, when fully developed, an additional population of up to 10,000.

3.2 Annexation has also provided up to 150 acres of additional land for highway commercial development along Highway 12 west and Highway 2 on the west and northern edges of the Town.  Despite the availability of such lands within the town, there will continue to be interest in developing within the County near Highway 2 in the vicinity of Highway 12, 58th Street and Highway 2A accesses.

The supply of industrial land currently within the Town is anticipated to be sufficient to meet market demands in the short term.

3.3 The Town and County recognize the economic opportunities for the two municipalities in facilitating and encouraging the development of commercial and industrial development in areas along the Queen Elizabeth II highway, generally availability of public water and wastewater services will cnrease the range, intensity and value of commercial and industrial development.

The Town and County also recognize the importance of trying to minimize the impact of municipal jurisdiction boundaries in the location of commercial and industrial development and ensuring both the Town and County benefit economically from the development.

3.4 The County and Town therefore adopt a strategy that

(1) establishes short term and long term growth directions of the Town, as shown on Maps 1 and 2

(1.1) identifies areas on Map 3 along Queen Elizabeth II highway in which commercial and industrial development will be encouraged and economic arrangements between the Town and county put in place

(2) excludes the Federal and Provincial Agricultural Research Facilities from consideration of Town growth and any development other than that carried out by the Crown, and

(3) emphasizes consultation, cooperation and intermunicipal action in planning for the future growth and development of the Lacombe area.

4.1 The County and the Town, in consideration of their strategy, adopt the following policies

(1) Land Use

a) Repealed

b) The County will safeguard the Town’s long term growth area as shown on Map 1 and Map 2 from developments which are or may become incompatible with urban land uses and which otherwise may have a detrimental effect on the Town. These areas are to be used predominantly for agricultural activities which will not include new or major expanded confined feeding operations (b.174.3, 22/07/02).

c) The Federal and Provincial Agricultural Research Facilities will be protected from encroachment by incompatible uses.

d) The land within the Fringe Area of the Plan as shown on Map 1 and Map 2 will be allocated to uses which are compatible with urban land uses within the Town and future urban land uses in the short and long term growth areas and which will not otherwise have a detrimental effect on the Town and which will not unduly impede its future expansion

 

(2) Roads and Walkways

(a) A safe and efficient integrated road system within the area having connections to the highway and county road system will be facilitated. The main roads in the system will be as shown conceptually on Map 2.

(b) The development of an integrated walkway system linking residential areas with public facilities and recreational areas will be facilitated. The general walkway routes are shown on Map 2.

(3) Environment

Land uses, walkways and municipal road and utility systems will be developed and managed to minimize impact on the ecological, aesthetic and recreational qualities of the area's lakes and wetlands, as well as steeply sloping lands.

(4) Utility Services

In the interests of ensuring

(i) coordinated development,

(ii) supplies of potable water,

(iii) environmentally sound storm-water and sewage disposal, and

(iv) Repealed

new development in the short term growth areas will be generally required to connect to the Town`s utility systems, except where alternative means of servicing would not prejudice the public interest.

5.1  (Repealed)

5.2 The County and Town will restrict incompatible development within the floodway and flood fringe areas of Wolf Creek as identified by Alberta Environmental Protection in the Wolf Creek Flood Risk Mapping Study.

5.3 The Town and County will insist that the access to Highway 2 from 58th Street and Duckett Road be continued.

5.4  A land use and development plan for the longer-term growth option areas will be prepared by the Town and County following the completion of the actions detailed in Sections 5.1 to 5.3.  This plan will identify the land required for Town growth.  Any land which is found to be unsuitable for such growth will be allocated for uses as may be agreed upon by the Town and County.  In 2005, the Town and County will undertake to prepare an area structure plan or outline plan as may be appropriate for the North West Long Term Growth Area.  The plan will set out more specifically the circumstances upon which this area will become incorporated within the Town boundaries and will prescribe those land uses that would be compatible and consistent with the land uses that would be anticipated to be allowed once the area is part of the Town.

5.4.1 The Town and County agree to permit the Lacombe Airport to extend the existing Runway 18/36 to a maximum of 3,999 feet and through their respective land use bylaws, will protect lands adjacent to the Lacombe Airport from encroachment by airport activities through provisions that will govern noise exposure, building height and electronic transmission interference and land uses.

5.5 The County and Town will jointly examine as an initial priority with Alberta Infrastructure, the reconfiguration and consolidation of the intersections with Highway 2A of C & E Trail and 58th Street/Range Road 27-0.  Details of specific alignments and designs will be developed in consultation with the affected parties.

5.6 The County and Town will continue to cooperate in the field of economic development.

5.6.1 The County and Town establish a Joint Economic Area, the geographic extent of which is identified on Map 3 and the policies regulating land use and development for which are set out in Addendum A of this Plan.  The arrangements for the provision of public water and waste water services from the Town's systems and the financial arrangements for the sharing of costs and revenues in the Joint Economic Area will be set out in an agreement between the County and Town.

5.7 The County and Town agree that

(1) the annexation by the Town of any part of the longer-term growth areas will await

a) an agreement between the two municipalities concerning the uses of these areas in accordance with Section 5.4, and

b) a prior agreement on the timing of the annexation petitions; and

(2) the Town will only petition for the annexation of Rosedale as shown on Map 2 upon

(a) a request for municipal utility services being made by the residents, and the provision of such services being agreed to by the Town, or

b) a petition by a majority of property owners in Rosedale.

 

6.1 Each municipality will consult the other during the preparation of or amendment of Municipal Development Plans, Area Structure Plans, Outline Plans and Land Use By-laws which relate to land in this Intermunicipal Plan

6.2 The County will refer to the Town for comment every application for subdivision or development received for lands within the short term and long term growth areas identified in the Plan.

6.3  The County will refer to the Town for comment any application for subdivision or development that is made in the notification zone of the Plan related to: (b.174.3, 07/22/02)

1. industrial activities which because of emissions of smoke, fumes or noise may be detrimental to the Town;
2. commercial or industrial development which may be their nature be appropriately located within the Town or within the short and long term growth areas;
3. country residential subdivisions; or
4. any other subdivision or development which, in the opinion of the County, may have an effect or impact on the Town with respect to community services, housing, commercial development, environmental impact, transportation or urban lifestyle.

6.4 The Town will refer to the County for comment, any application for subdivision or development received for lands within the Town which in the opinion of the Town, may have an effect or impact on the County with respect to community services, housing, commercial development, environmental impact, transportation, agriculture or rural lifestyle.

6.5 For any referral made above, if no response to the consultation is received within 21 days, it will be assumed that there are no objections to the proposal.

6.6 Where a municipality, in response to the circulation of a referral under section 6.3 or 6.4, requests the opportunity for further consultation, the initiating municipality shall not proceed with approval of the application until either the administrations of both municipalities or the Intermunicipal Committee where convened, has had the opportunity to reasonably review the application and the issues raised.

6.7 An Intermunicipal Committee comprising of two members of each Council will be established to monitor matters of mutual interest and concern, including the implementation and on-going review of this Intermunicipal Plan and to consider disputes raised under Section 6.8. The Intermunicipal Committee will meet as required but at least once a year.

6.8 For the purposes of Sections 6.9 through 6.13, "dispute" shall mean a disagreement by one municipality with the decision or proposed decision of the other municipality with respect to:

a) a statutory plan approval and amendments, including matters related to the administration and implementation of the Intermunicipal Development Plan

b) a land use bylaw approval and amendment

c) a subdivision approval

d) a development permit approval

which has or may have a detrimental effect on the other municipality

6.9 The municipality initiating the dispute will provide the responding municipality with complete information concerning the disputed matter. Within 7 days, the responding municipality will undertake an evaluation of the matter and provide comments to the administration of the initiating municipality.

6.10 If the dispute is pursued, the matter will be referred to the Intermunicipal Committee which will within 21 days, consider the matter raised.

6.11 If the matter remains unresolved, the matter will be referred to the respective municipal councils who will convene an intermunicipal meeting within 21 days to consider the matter.

6.12 If the matter remains unresolved, the municipal councils will agree to the appointment of a mediator who will attempt to mediate a resolution to the matter with the municipal councils.

6.13 If the matter remains unresolved after 60 days and if it relates to the adoption or amendment of either a Municipal Development Plan or Land Use Bylaw, the matter will be referred to the Municipal Government Board for resolution pursuant to the Municipal Government Act,. S.A. 1994, c. M-26.1, s. 690. In order to preserve the right of appeal before the Board, the responding municipality agrees that the initiating municipality may file an appeal with the Board while the dispute is being considered under Section 6.9 through 6.12 above.

6.14 This Intermunicipal Plan will be revised as its strategy is pursued. Any proposed amendments will be reviewed by the Intermunicipal Committee which will prepare a recommendation for the Councils. A Plan amendment will only be effective and the Plan amended if both Councils adopt amending by-laws.

6.15 The Intermunicipal Plan may be terminated either

(1) following three (3) months notice being given by one Council to the other that it intends to rescind its adopting bylaw, or

(2) upon the mutual agreement of the two Councils to rescind their adopting by- laws.

6. Addendum A is added to the Plan as follows:

Addendum A

Land Use Planning Provisions relating to the Joint Economic Area established under Section 5.6.1 of the Lacombe Intermunicipal Development Plan

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1.  Purpose of Joint Economic Area

To encourage a shared vision for long term growth in the area and to minimize the impact of municipal jurisdictional boundaries on the development of commercial and industrial used in the community.

Principles 

1.1  To promote sustainable economic development in close proximity to the Town of Lacombe. 

1.2  To establish a long term land use planning and economic relationship between the Town and County for this Intermunicipal area, recognizing that where municipalities in a community work together, a stronger community will emerge.

2.      Joint Economic Area  

Purpose 

To identify a specific geographic area within which the principles of this arrangement would apply.  Initially intended to apply to the area along Highway 2, these principles may well have application in other locations within our intermunicipal area.  

Policies 

2.1.    The Joint Economic Area is identified on Map 3. 

2.2.    Where an agreement identified under Section 5.6.1 of Plan is in effect, the Town will not consider annexation of lands in Lacombe County west of Highway 2.

3.      Land Use Planning 

Purpose 

To encourage orderly and coordinated development in the Joint Economic Area and to strive for the best use of lands along the Highway 2 and Highway 12 transportation corridors.  

Policies 

3.1.    Within the Joint Economic the following commercial and industrial uses will be allowed:

• Highway Commercial uses and services to the traveling public which may include such uses as service stations, gas bars, restaurants, hotels, campgrounds, rest stops

• Vehicle and Equipment Sales and Service

• Retail Commercial

• Light Industrial Uses which do not emit toxic substances, smoke, particulate matter, odors significant amount of gases or steam or audible noises

• Institutional and Public Uses

3.2.   Public water and wastewater servicing is required for development those areas of the Joint Economic Area designated on Map 3.  In the remaining areas of the Joint Economic Area, communal or semi-private water and wastewater systems may be required.       

3.3.   Uses that are not oriented to servicing the traveling public or do not depend on or would not significantly benefit from exposure to the traffic on the Queen Elizabeth II Highway and/or Highway 12 would be directed to lands within the Joint Economic Area that are not fronting on these highways.

3.5.   Uses that generate significant volumes of traffic would be directed to lands within the Joint Economic Area that are in close proximity to major roads and intersections.   

3.6.   Lands adjacent to the interchange of the Queen Elizabeth II Highway and Highway 12 are considered as premium commercial sites and the uses prescribed and the requirements of developments in these areas would be reflective of this premium value.  

3.7.   Standards for development including building design and finish, landscaping and site development on lands adjacent to Highway 2 and Highway 12 will, at minimum, meet the design standards and requirements identified in the Highway 2 Corridor design initiative. 

3.8.   Where development is proposed on lands that are outside of, but in proximity to the Joint Economic Area and the land use and servicing requirements of the proposed development are similar to the land uses and servicing requirements prescribed within the Joint Economic Area, the Town and County will give strong consideration to amending, within one year of development approval, the boundaries of the Joint Economic Area to include the lands proposed for development.

4.  Developing and Servicing of Lands

4.1.   The arrangements with and requirements of developers and land owners in the Joint Economic Area for the development and servicing of lands including the payment of offsite levies and construction contributions will be set out in a development agreement.

4.2.   The developers of privately developed land shall be required generally to pay for the full costs of directly servicing the lands including the off-site and on-site requirements for roads, surface drainage and storm sewer systems, semi-public and public water and wastewater systems and other utilities

4.3.   Connection to and service from public water and wastewater systems will be on user-pay, utility rate basis at rates and charges determined by the Town and County.  The manner and detailed arrangements in which these public water and wastewater services are to be provided will be set out further in Area Structure Plans.

4.4.    Where a development is within the areas of the Joint Economic Area where public water and wastewater servicing is required but is either too remote from existing public water and wastewater infrastructure or is of insufficient size in its initial development to economically warrant the extension of public water or wastewater systems, the developer will be required to either:

a)      pay offsite levies and / or construction contributions of sufficient value to fund the construction of these systems in the future, or

b)     provide a legally enforceable deferred servicing agreement which would enable the collection of sufficient contributions for the construction of these public systems at a future time from properties deemed to benefit from these systems.

4.5.    Where the requirement for the construction of or connection to of public water or wastewater systems is deferred, the criteria or circumstances which, when met or occur, will trigger the installation of these systems will be set out in the development agreement. Such circumstances or criteria may include either alone or in combination:

• a single development or group of developments is expected to require water consumption of greater than 5,000 cubic meters of water per year 

• public water or wastewater trunk mains are constructed to a point adjacent to a development area

• a majority of land owners  holding a majority of the lands in an area request the installation of public services