North Area Structure Plan

Lacombe Weather:

Table of Contents
 

1.  BYLAWS

1.1             Lacombe North Area Structure Plan

1.1.1        The Lacombe North Area Structure Plan, being Bylaw 267 of the Town of Lacombe, comes into force on the date of third and final reading of the Bylaw.

1.2             Repeal of Existing Area Structure Plans

1.2.1        On the coming into effect of the Lacombe North Area Structure Plan, the North Area Structure Plan, being Bylaw 177 and amendments thereto, and the Nursery Area Structure Plan, being Bylaw 131 and amendments thereto, are repealed.

2.      PLANNING FRAMEWORK

2.1             Location

2.1.1        The area covered by the Lacombe North Area Structure is shown on Figure 1. The plan area is bounded on the east by the Lacombe Airport and Highway 2A, on the south generally by 56 Avenue, on the north by Highway 2 and on the west by the irregular Town boundary.

2.1.2        The plan area includes the developed areas in what was until recently the northern part of the Town. It also includes the growth areas recently annexed to Lacombe, as well as  Canadian University College and the historically related College Heights residential subdivision.

 
2.1.3        Deleted (04/22/02)

2.2             Legislative Context

2.2.1        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 of 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. Section 633 also allows a Council to include any other matter it considers necessary in an area structure plan.

2.2.2        A municipality is also expected to incorporate into its planning documents the Land Use Policies, being Order in Council 522/96 pursuant to Section 622 of the Act. The provisions contained in the Land Use Policies that a statutory plan is expected to address include planning cooperation, land use patterns, the natural environment, resource conservation, transportation and residential development.

2.2.3        The Lacombe North 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 (Sections 187 to 189), including advertising of the bylaw (Section 606) and opportunities for making suggestions and representations (Section 636).

2.3              Municipal Development Plan

2.3.1        While the Town of Lacombe’s Municipal Development Plan, being Bylaw 63 and amendments thereto, was adopted under the framework of the former Planning Act, it has been amended to bring it into conformity with Section 632 of the Municipal Government Act.

2.3.2        As outlined in the Municipal Development Plan (MDP), the ‘Vision’ for Lacombe is:

a.       Council believes that the Town of Lacombe is one of the most attractive and appealing communities in Alberta. This attractiveness is not only attributable to its location, physical aesthetics, amenities and services, but also because of the community’s “small town” values and “feel”.

b.      Council recognizes that with this appeal together with its strategic location in the Red Deer region and on the Calgary-Edmonton corridor, the Town will continue to be very attractive for residential and non-residential development.

c.       Council further believes that for Lacombe, as a community, to remain vital and vibrant, continued growth is necessary and desired. This growth will be accepted as it comes and will eventually spread the community beyond its current development area. This growth, however, will be managed and controlled so that the very traits that make the community so attractive will be safeguarded and, wherever possible, enhanced.

2.3.3        One of the specific objectives and policies outlined in the MDP states: “Community expansion to the northwest, north and southeast, including residential development, is now viewed as an objective. In order to maintain a competitive market for the supply of raw development land, expansion outside of the existing development area may need to be considered prior to the full development of land within the existing development area.”

2.3.4        The Town’s land annexation in the year 2000 was one of the Town’s actions that respond to the above Vision and Objective. Another is the preparation and adoption of this area structure plan, which recognizes the Town’s responsibility to manage and control growth so that the very traits that make the community so attractive will be safeguarded and enhanced, wherever possible.

2.3.5        In the section on Land Use Planning in the MDP there are two overall objectives:

a.       To provide the necessary degree of land use control and adherence to good planning principles, and

b.      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.”

Council will use the Lacombe North Area Structure Plan to help meet these objectives.

2.4              Intermunicipal Development Plan

2.4.1        The Town and Lacombe County have adopted 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. Although only a part of the Lacombe North Area Structure Plan area is considered in the IDP as a ‘short term growth area’ for the Town, Lacombe County has also agreed to the annexation of the ‘College Plan Area’. This is in accordance with the wishes of Canadian University College and the future expansion needs of the Town. The mixture and pattern of uses generally allocated in the IDP are generally followed in the Lacombe North ASP.

2.5       Statutory Plan Consistency

2.5.1        The Municipal Government Act requires that all statutory plans adopted by a municipality to be consistent with each other. Upon adoption of the Lacombe North Area Structure Plan, amendments to the Municipal Development Plan and Intermunicipal Development Plan will be required to meet this legislative requirement for consistency.

2.6       Purpose

2.6.1        The purpose of the Lacombe North Area Structure Plan is to provide a planning framework for land use development, including the compatibility of land use patterns, and the conservation of natural features in this northern portion of Lacombe. It also outlines the general pattern for major roads and utility services.

3.      PLAN AREA

3.1              Significant Features

3.1.1        Figure 2 provides an overview of planning constraints and opportunities in the plan area, however policies regarding the conservation of the natural features as depicted in Figure 2 are subject to the policies outlined in 4.2 Landscape Conservation and shown on Figure 4. (04/22/02)

3.1.2        The most distinguishing natural features in the area is the series of lakes and ponds. While they serve as ‘constraints’ for the extension of services and contiguous development, they offer tremendous visual appeal and opportunities for an interconnected open space system that few communities can parallel. Some of the shorelands have steep slopes, often with the mature stands of trees. Significant escarpments also are present. These features have considerable potential to serve as linked, major ‘natural’ open space areas which afford a series of viewpoints from which to enjoy urban and rural landscapes. Figure 4 represents the lands inventoried as part of the Natural Spaces Management Plan, a plan that emphasizes the integration and preservation of the natural ecosystems identified in that plan, and are incorporated into the policies and land use settlement patterns of the North Area Structure Plan. (04/22/02)

3.1.3        There is a reclaimed landfill in the southwest portion of the plan area. Although a 300 m development setback is normally required from a non-working landfill, Alberta Environmental has reduced the setback requirement to 20 m on the east and south sides. College Heights is presently served by a lagoon located immediately south of Henner’s Pond. This lagoon is to be phased out and reclaimed by 2003. Alberta Environment will be requested to waive or significantly reduce the 300 m residential setback requirement.

3.1.4        Figure 2 also shows the present airport noise contours (NEF), which constrains the location and type of development in the vicinity of the airport. There are plans to extend the runway to the north, thus providing for a greater variety of aircraft. Figure 2 also shows noise contours for the extended runway, based on the existing NEF contours. Future studies should indicate if these contours remain applicable, or if revised contours are needed due the use of the lengthened runway by other aircraft.

3.1.5        Figure 2 also displays major utility rights-of-way and developments that will need to be integrated into expansion plans for the Town.

3.2              Existing Land Uses

3.2.1        The plan area covers both developed areas and land still in agricultural production, as generally shown in Figure 2. Agricultural lands are located along both sides of the C & E Trail and west of the plan area. While generally flat elsewhere, in the northwest the lands are very rolling and difficult to service in the future. Some individual and grouped country residential parcels are present in a number of locations. The lands southwest of the plan area are much lower than the western portions of the Town’s current developed area, but are likely to be serviced in the future.

3.2.2        The developed areas include highway commercial lands along Highway 2A, as well as series of schools along the southern boundary of the plan area. The other major developed institutional uses include the campus of Canadian University College and an associated schools east of Barnett Lake. Immediately east of the campus is the College Heights residential subdivision, which although more ‘rural’ in nature is serviced with common water and sewer utilities. The country residential subdivision south of Barnett Lake and immediately north of the Town boundary is Rosedale. It contains larger lots, each with private services and is located outside of the plan area. Urban residential subdivisions include: Hearthstone, English Estates, Regency Park, Lincoln Park Estates, Heritage, Bruns, Woodlands, the Lakes and Fairway Heights. The Lacombe Airport is an important feature in the northeast corner of the plan area.

3.3              Roads and Access

3.3.1        Highway 2 forms the north boundary of the plan area, while Highway 2A forms the southeast boundary.

3.3.2        Access from Highway 2 is limited to two points. One is the northerly extension of 58 Street, which to the south intersects Highway 12 and further south with Highway 2A. It now serves as a major access route into the northwest portion of the Town, including the southwest portion of the plan area. However, at present it only provides indirect access into much of the plan area via local streets through Rosedale and Canadian University College. The second access from Highway 2 is from the northeast via Highway 2A and the northeasterly extension of the C & E Trail to Highway 2A. This access location is approximately two miles northeast of College Avenue.

3.3.3        The C & E Trail also serves as an important access route from the south, although its southerly extension runs through the heart of the downtown area.

3.3.4        Direct access into the plan area from Highway 2A is from Woodland Drive and 63 Avenue, both collector roads. These will play increased roles in the future as development proceeds northward. No additional access from the east is possible due to the location of the airport. Woodlands Drive, which will link 58 Street with the C & E Trial and Highway 2A, will serve as the primary east-west route connecting the series of neighbourhoods in the southern part of the plan area.

4.      FUTURE LAND USE CONCEPT

4.1              Future Land Use Concept Map

4.1.1        Figure 3 indicates the future land use concept for north Lacombe.

4.1.2        In Figure 3, the boundaries between land uses and locations of some specific land use are generalized. Therefore, Figure 3 shall be interpreted with flexibility having regard to the purpose and policies set out in this Plan. The decisions of Council on interpretation shall be final.

4.2              Landscape Conservation

4.2.1  While the Lacombe North Area Structure Plan provides a framework for urban growth and development, it is important to note at the outset that landscape conservation is a very important part of this plan. This is especially applicable to the areas depicted as open space in Figure 3 and conservation features in Figure 4.  In this plan "Conservation Features" shall mean the lands inventoried, evaluated, and categorized by the Natural Spaces Management Plan and identified on Figure 4 and that consist 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

ii.        low to moderate connectivity to ecosystems across the landscape and function as a linkage between other significant natural areas the site, 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. 

d)      Any proposal for the subdivision and/or development of Rank 2 or Rank 3 land should seek to implement the vision and recommendations found in Appendix A of the Natural Spaces Management Plan.

e)      Land identified as Rank 3 within the plan area consists of Elizabeth Lake, Lake Anne (Mud Lake), Barnett Lake and an unnamed water body just west of 58^th Street and northwest of Rosedale Valley.  These complex and significant ecosystems are identified in Figures H, I and J of the Natural Spaces Management Plan, and the subdivision and/or development of lands shall be subject to the recommendations contained in Appendix A – Ecological & Development Profile Sheets.   

Where not already, over time these areas should be dedicated as public open space, whether for areas of active or passive use as most appropriate to the site and surrounding land uses. In these areas, features that are sensitive or will add to the diversity of the urban environment should be conserved, both before and after the dedication of the site as public open space.

4.3              Land Uses and Road Network

4.3.1        The Lacombe North Area Structure Plan provides for a variety of future land uses located in a manner compatible with future land use needs, existing land uses, site attributes and the planned traffic circulation pattern. They are also planned to be consistent with the agricultural resources and sensitive features of the area, as well as the use of surrounding lands.

4.3.2        Industrial uses are not extensively provided for in this Plan. Light industrial uses may be accommodated on airport lands and the potential College Business Park area. These uses must be compatible with the airport or College Business Park, as the case may be, as well as surrounding land uses, which will be residential or institutional in nature.

4.3.3        This potential College Business Park area is tentatively situated adjacent to the northeast area of the Canadian University College campus area. While intended to contain a variety of land uses often not contained in a college campus, it may accommodate a variety of non-residential land uses that would complement the operations and programs of this private education institution. As a business park, some commercial uses may also be compatible.

4.3.4        Areas allocated for highway commercial uses are along the west side of Highway 2A and suitable lands on the south side of Highway 2. The commercial sites along Highway 2 may best be suited to serve the travelling public passing through the region, although in the future they may also serve some destination commercial needs of people in and around Lacombe and the larger region. The sites along Highway 2A should serve local and sub-regional commercial shopping needs, as well as the needs of the travelling public who come into Lacombe to enjoy the many attributes of the community.

4.3.5        A neighbourhood commercial site, up to a maximum of 2.0 hectares in size, is provided on the east side of the C. & E. Trail at the intersection of Terrace Heights Drive, to provide goods and services to the surrounding residential area.                             (08/09/04)  

4.3.6        The plan recognizes the existing developed area of Canadian University College and its need for future campus expansion. The sites of public and private schools, both existing and potential, also are shown.

4.3.7        Significant open space areas, including existing major open space areas and areas associated with lakes, escarpments and other sensitive features, are allocated. A small strip of municipal reserve will be required along the west side of the airport to provide acceptable setback distances for future housing. In only a few instances does Figure 3 show small, localized open space areas. The location of most of these sites will be determined at the stage of detailed site planning, whereby municipal reserve parcels will be dedicated as part of the development of the residential expansion areas.

4.3.8        The majority of residential expansion will occur northward along the C & E Trail. This area contains approximately 150 ha of land that is suitable for fully serviced urban residential development. In the southwest corner of the plan area there is another 41 hectares available for residential expansion. Not including infill development in the existing residential subdivisions, these future residential areas can accommodate approximately 5500 people.

4.3.9        Lower density, privately serviced ‘country’ residential development is envisioned in two places. The major one is north of Henner’s Pond. The second is along the west shore of Elizabeth Lake, immediately north of Rosedale.

4.3.10    The major road pattern is depicted in Figure 3. From Highways 2, 2A and 12, access into and through the plan area is provided primarily by arterials such as the westerly extension of Elizabeth Lake Drive (63 Avenue), C & E Trail north of Woodland Drive. Other major collectors include 58 Street, C. & E. Trail south of Woodland Drive, and Woodland Drive.  Other important future major and minor collector roads will include the northern access road that generally parallels Highway 2, and its connection south past the Canadian University College area and then east along College Avenue to the C & E Trail. Cobb Street and Elizabeth Park Boulevard, both minor collectors, will internally link residential areas between College Avenue and move traffic onto C. & E. Trail.                    (08/09/04)

4.3.11    The plan also designates the east-west arterial road that would link 58 Avenue with Highway 2A via the westerly extension of Elizabeth Lake Drive (63 Avenue) through the narrow gap of Elizabeth Lake. The need for the Elizabeth Lake Drive connection is to be in place by the 20,000 population horizon or when traffic on Woodland Drive exceeds its capacity of 9,00 vehicles per day. Without a primary route to accept the anticipated volumes, Woodland Drive would become congested in the short-term and cannot physically accommodate more than 10,000 vehicles per day.                                 (08/09/04)

4.3.12    Elizabeth Lake Drive (63 Avenue) is envisioned to extend to the west boundary of the plan area. At that point the alignment of Elizabeth Lake Drive is provided for in the West Area Structure Plan, but generally intersects with Highway 12 to the south.        (08/09/04)

4.4              Phasing and Servicing

4.4.1        For the southwest corner of the plan area it is anticipated that development of the residential area north of Fairway Heights will proceed west from 58 Street then north. The Town’s sanitary sewage system has been extended to accommodate gravity flow from this area, as well as the residential area east of 58 Street and north of the Woodland Drive extension. Water services will be assisted by the provision of a feeder main around Cranna Lake. Stormwater can be directed to Cranna Lake without unduly impacting the water level in the lake, which can be controlled by the outlet draining to Wolf Creek.

4.4.2        For the residential expansion area along the C & E Trail, with the exception of the land immediately north of Woodlands, the northerly extension of the Town’s existing water and sewage systems is required. The extensions will be integrated with the private, communal water and sewer services of the Canadian University College campus and College Heights, and will be operational by 2004.                                                              (08/09/04)

4.4.3        With the extension of utility services for the lands north and east of College Avenue, and due to the depth of the services installed, this area does not require a lift station to tie the area into the Town’s sewage system, and therefore, land uses other than country estate residential uses may be considered within an outline plan.                   (08/09/04)

4.4.4        In the northeast growth area, stormwater drainage can be appropriately managed by systems that utilize Barnett Lake, Henner’s Pond, Elizabeth Lake, the slough northeast of the airport, and Wolf Creek.

5.      POLICIES

5.1              General

5.1.1        Land use development in Lacombe North is to be guided by the Future Land Use Concept, being Figure 3 herein. A variety of land uses are to be accommodated, including commercial, industrial, residential, institutional and open space.

5.1.2        Farmland should be kept in agricultural production until as near as possible to the time the land is required for conversion to the land uses provided for in this Plan.

5.1.3        While this Plan provides for urban expansion, a primary objective in the design of subdivisions and the development of land must be to strive to maintain the ‘small town’ feel of Lacombe and to conserve the sensitive features in the area as shown on Figure 4. (04/22/02)

5.1.4        A high standard of subdivision design will be required in order to promote the efficient use of land, roads and utilities, the effective conservation of natural features, and compatibility among adjacent land uses, including housing types.

5.2              Airport

5.2.1        The regulation of the existing recreational airport falls under the jurisdiction of the Federal government, and as the Town is the owner of the lands, they will endeavor to support the continued airport presence within the community, however the Town defers all powers of authority to regulate matters directly related to aeronautics, where it is deemed to be integral, essential or vital to the location and operation of the facilities for the safe movement and storage of aircraft and related aeronautic equipment. The Land Use Bylaw shall continue to provide for airport uses through the continuation of the AP - Airport District regulations.                                                                              (08/09/04)

5.2.2        The Town shall promote good land use planning practices when determining land uses and residential densities for lands adjacent to the airport.                                 (08/09/04)

5.2.3        The Town will promote the creation of a residential airpark community adjacent to the west boundary of the airport so as to reduce incompatible uses.  This form of development will complement the existing airport uses and offer an alternative to the more traditional housing communities.                                                                           (08/09/04)

5.2.4        Where appropriate the Town will establish buffer strips and or open spaces as shown on Figure 3 in order to promote more livable communities.                                (08/09/04)

5.3              Canadian University College

5.3.1        As shown in Figure 3, land is allocated to accommodate the present campus of Canadian University College and its future expansion. The Town, in consultation with Canadian University College, will amend the Land Use Bylaw through the creation of a land use district or direct control district and the designation of land therefore, that will:

a.       provide for a variety of land uses in keeping with the educational, training and spiritual roles of the College, and

b.      provide for proposed major development to be reviewed and, where mutually agreed by the Town and College, approved by the Town.

5.3.2        Also as shown in Figure 3, land adjacent to the northeast segment of the campus area is allocated for a potential College Business Park. This area may accommodate compatible light industrial, retail and office uses, personal services, and facilities that would serve as training and educational centres. Residential uses should not be allowed. The Town, in consultation with Canadian University College, will amend the Land Use Bylaw through the creation of a land use district and the designation of land therefore that will:

a.       provide for a variety of land uses in keeping with the purposes of the College Business Park, and

b.      provide for all proposed development to be reviewed and approved by the Town.

5.3.3        Canadian University College should update its Master Plan for the campus and business park area. A copy should be provided to the Town to further facilitate greater mutual understanding regarding future development directions for the College. It is understood from time to time changes to the Master Plan will need to occur in accordance with the evolving needs and resources of the College.

5.3.4        In managing its campus area and associated lands, Canadian University College should facilitate the conservation of sensitive resources and the extension of a trail system through the area. Trail development should be undertaken in a manner that serves not only the circulation and recreational needs of the College, but also where compatible and mutually agree with the Town, the needs of the greater public.

5.3.5        Prior to the closure of any public roads presently used as access into and through the College, especially Maple Drive, the Town will need to be satisfied that:

a.       the Woodlands Drive extension is completed and is able to provide an alternate traffic route between 58 Street and the C & E Trail,

b.      there are reasonable and adequate provisions for the movement of emergency vehicles from south to north through the campus, 

c.       a road right-of-way to accommodate the extension of Elizabeth Lake Drive (63 Avenue) to the west to 58 Street (see Figure 3 – ‘Arterial road’) will be provided at no cost to the Town when the need for this road is demonstrated or traffic volumes on Woodland Drive exceed 9,000 vpd, and                                                 (08/09/04)

d.      a right-of-way appropriate to the Town and College will be provided at no cost to the Town for any future water trunk main needed to link the College Heights area to services along 58 Street.

5.3.6        In relation to the development outline plan required in Section 5.5 for College Heights and the creation of the College Business Park area, the Town and College shall mutually determine the preferred location and alignment of the road that will provide access to the College from the north. A location east of the College Avenue/Maple Drive/Reiswig Street corner is preferred so a considerable amount of traffic to the Business Park and parking lots in the north and west parts of the campus, as well as through traffic will be deflected away from the church and schools.

5.4       Commercial Land Uses

5.4.1        Highway commercial land use areas parallel the west side of Highway 2A and south side of Highway 2. Council may review the Highway Commercial District in the Land Use Bylaw with the intention, among other possible needs, to indicate the only land uses that are appropriate in the highway commercial area south of Highway 2.

5.4.2        (08/09/04)

5.4.3        One site for a neighbourhood commercial site is sufficient for the northeast part of the plan area, the preferred location being at the northeast corner of the intersection of College Avenue and the C & E Trail. The development of the site should consider the proximity to the residential area as provided for in the Land Use Bylaw and in accordance with the regulations of the C4 - Neighbourhood Commercial District.                (08/09/04)

5.4.4        In addition to the site identified in 5.4.3, any additional neighbourhood commercial site proposed for the plan area, may be approved by Council though the review and approval of development outline plans.                                                                      (08/09/04)

5.4.5        Because of their high visibility from major roads into and around the Town, site developments adjacent to Highway 2 and Highway 2A shall have high standard architectural and landscaping treatment.

5.4.6        In association with the principle use of a building at the airport, minor commercial uses may be allowed.

5.5       Residential Land Uses

5.5.1        Residential development will be directed to the areas allocated for residential land use in Figure 3. A development outline plan must be approved by Council prior to or as part of the process of consideration of a land use redesignation for a large residential development area.

5.5.2        Development outline plans will be required for:

a.       the remainder of the NE 25; 40-27-W4 north of Fairway Heights,

b.      the southeast portion of the SE 36; 40-27-W4 west of Rosedale and 58 Street,

c.       the lands allocated for residential uses west of Cranna Lake,

d.      the remainder of the SE 31; 40-26-W4 north of Woodlands and west of the C & E Trail,

e.       College Heights,

f.        the remainder south of College Heights in the NE 31; 40-26-W4 and the portion of the NW 32; 40-26-W4 west of the C & E Trail,

g.       the remainder of the NW 32; 40-26-W4 between the airport and the  C & Trail,

h.       the land allocated as residential and country residential east and north of Henner’s Pond, and

i.         the remainder of the SW 5; 41-26-W4 east of the C & E Trail.

5.5.3        A development outline plan shall provide for a range of housing types, parcel sizes and densities and shall be required to allocate the lands identified and labeled on Figure 4 as “Conservation Features” as open space or by a combination of land dedication and conservation easement and/or restrictive covenant or by any other means acceptable to Council. 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 a development outline plan approved by Council. (04/22/02)

5.5.4        Except for larger lot, country residential areas, the residential design density should be between 10 and 12.5 residential units per gross developable hectare (4 - 5 per gross developable acre)  However, Council may approve a development outline plan having a housing density outside this range, if one of the two scenarios below exist:

a.       the provision of open space dedication as outlined in Section 5.6. or

b.      where a proposed outline plan is adjacent to an existing area that has a residential design density of less than 10 residential units per gross developable hectare and the average of the combined density is still within the accepted range.          (08/09/04)

5.5.5        Unless otherwise required in this Plan or as otherwise approved by Council, of the total dwelling units in a development outline plan area: 

a.       the proportion of detached housing units shall not be less than 60 per cent and no more than 80 percent, and

b.      the proportion of multiple family dwelling units, including semi-detached units, shall contribute no less than 20 per cent but no more than 40 per cent.          (08/09/04)

5.5.6        Narrow lot detached housing may be allowed to promote the diversity of housing choices. Depending on market conditions and the target market for which a neighbourhood is being designed for, Council may consider narrow lot housing to comprise of a maximum of 30 per cent of the overall detached housing as stated in 5.5.5.  Where this form of housing is permitted, Council may limit clusters or blocks of narrow lot housing to a maximum of 15 dwelling units in any specific location, and may require staggered front setbacks.              (08/09/04)

5.5.7        Manufactured homes will only be allowed in a manufactured home community or subdivision. Existing manufactured homes in College Heights are encouraged to be relocated over time.

5.5.8        Within the plan area, the preferred location for a manufactured home subdivision or manufactured home community is within the NW 32; 40-26-W4, north of Terrace Heights subdivision and east of the C. and E. Trail. Any manufactured housing area shall be separated from existing non-manufactured housing in Hearthstone by a suitable transition of housing.                                                                                          (08/09/04)

5.5.9        If the area for manufactured housing is to be a manufactured home community, the development 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, including the age of manufactured homes to be moved in. Standards of development shall not be less than those contained in the Land Use Bylaw. Council may consider manufactured homes in the manufactured home community to account for one-third of the minimum 60 per cent of single-family housing units in the development outline plan area.                                                                (08/09/04)

5.5.10    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 school. Council may approve other locations through adoption of a development outline plan if the land use pattern contained in the outline plan demonstrates that other sites are suitable.

5.5.11    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 a development outline or subdivision plan.

5.5.12    The College Heights housing area north of College Avenue will be designated Medium Density Residential District to accommodate a wide range of housing. If the development outline plan indicates if one or more apartments are desired, apartment sites that are mindful of compatibility with adjacent and nearby residential uses may be designated by Council.

5.5.13    The Town strongly encourages that the residential area south of College Avenue be developed as a ‘neotraditional’ neighbourhood, thus adding to the diversity of neighbourhood choices in Lacombe. The treed approach to College Heights along College Avenue, the grid pattern of the residential subdivision and the presence of internal open spaces (‘squares’) lends the area south of College Avenue to be designed as a ‘neotraditional’ neighbourhood. Design aspects include a modified grid street pattern with back lanes to accommodate vehicle access to lots so front streets are more pedestrian friendly. If desired, more compact forms of housing development can be accommodated with multi- family housing adjacent to or nearby a ‘town square’. Adding to the ‘small community’ feel of the neighbourhood are strong design controls which govern housing design styles, fencing, street furniture, signage, landscaping and other aspects of urban design. The neotraditional design should extend south to the quarter section line in such a manner that it will blend into the subdivision design for the residential area to the south.

5.5.14    Larger lot, privately serviced residential areas may be approved north of Henner’s Pond, along a part of the west shore of Elizabeth Lake and at the northwest corner of Barnett Lake.

5.5.15    Residential uses, including dormitories, apartments and other forms of compatible housing may be accommodated in the College campus area.

5.5.16    In the future, if the Town of Lacombe relocates it’s office and/or public works, the site should be reallocated for apartments, multiple housing developments or public uses. (08/09/04)

5.6       Open Space and Conservation

5.6.1        The Town shall seek to conserve the lands and sensitive features identified as “Conservation Features” on Figure 4, in part through their recognition in development outline plans.  All development outline plans that contain Rank 2 and 3 lands will be required to conserve and dedicate these lands as open space and shall follow the ecological and developmental management practices for the lands identified in Appendix A of the Natural Spaces Management Plan. (deleted 03/13/00) (04/22/02)

a.       A minimum 15 m wide environmental reserve strip around the shoreline of Cranna,  Anne, Elizabeth and Barrett Lakes,

b.      A minimum of 6 m wide environmental reserve strip around the shoreline of Henner’s Pond and the dedication of a 6 m wide municipal reserve strip contiguous to the environmental reserve strip to accommodate trail development at the time of residential development,  and

c.       As environmental reserve any lands subject to flooding, and

d.      As environmental reserve any steep shorelands and escarpments, especially adjacent to Cranna, Anne, Elizabeth and Barnett Lakes and the escarpment lands around Henner’s Pond and north of Fairway Heights, that the Town considers unstable.

5.6.2        The series of lakes and their shorelands shall be utilized as major features in the community open space plan. The Town’s trail system shall be expanded, as land become available and funds allow, to utilize these lands to provide pedestrian and cycling access through the area, including where mutually agreed trails in the campus area of Canadian University College.

5.6.3        Wherever possible, internal pathways should be designed in residential areas, possibly utilizing public utility lots.

5.6.4        The design of residential subdivisions will be required to provide at least ten percent municipal reserve area. Where desired by the Town, the allocation of municipal reserve in adjoining development outlines plan areas will provide adjacent open space area to form a central neighbourhood park area. Smaller open space areas to serve as playgrounds or passive parks should also be provided, these being linked where possible by internal linear parkways.

5.6.5        In determining and establishing priorities for parcels of land that may receive credit as part of the ten percent municipal reserve dedication, the lowest priority is giving credit to stormwater management ponds in any given subdivision. The Municipal Development Plan, Section 13.0 Open Spaces and Natural Areas, policy 8 identifies the Town's priority for dedication of reserves owing. If the Town is satisfied that if all planned and desired municipal reserve parcels are provided, then the Town may allow no more than one-half of the area of land that serves as a dry stormwater 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 stormwater detention facilities should be located adjacent to be land dedicated as open space in order to increase the size and use flexibility of these sites.                                                                                                 (08/09/04)

5.6.6        Where municipal reserve dedication exceeds the provisions in the Act or environmental reserve provisions contribute significantly to the conservation of sensitive features or the provision of linked open space systems is particularly effective, Council may provide a density bonus or vary housing type requirements, including but not limited to the options presented in Sections 5.6.7 and 5.6.9.

5.6.7        The physical attributes of the largely undeveloped land immediately west of Cranna and Lake Anne lend it to consideration by Council for various options regarding the extent of public open space and development, as guided by the following:

(a)    any public open space that is dedicated or otherwise created as part of the approved outline plan will be for passive; (04/22/02)

(b)   if the land is subdivided, a minimum width of 15 m of environmental reserve shall be dedicated along the shoreline of Cranna and Lake Anne.  Any lands that are excessively steep and subject to subsidence should be taken as environmental reserve unless they are to be modified to accommodate Woodlands Drive or will form part the residential area in the development outline plan approved by Council. Municipal reserve shall be dedicated to the maximum extent possible;

(c)    where environmental and municipal reserves are to be dedicated in accordance with section (b), Council will only approve an outline plan that accommodates no more than 3.25 units per gross hectare of developable land (approximately 12.46 ha being land not including environmental reserves and land covered by Cranna and Lake Anne), as follows:

(i)                 in the northwest corner, north of the extension of Woodland Drive, large lot detached residential development with lots averaging approximately 800 m² or more in area (‘approximately’ shall mean within a range of 90% to 110% of the value stated), except that the site of the existing detached dwelling will be larger and required to extend east to the environmental reserve to comprise one large residential parcel with associated private open space;

(ii)               in the southwest corner, south of the Woodland Drive extension, one large parcel to accommodate one detached dwelling and associated private open space;

(d)   where significant additional environmental and municipal reserves are to be dedicated, Council may approve an outline plan that accommodates up to 12.5 units per gross hectare of developable land (approximately 12.46 ha of land not including environmental reserves and land covered by Cranna and Lake Anne), as follows:

(i)                  north of the Woodland Drive extension, medium lot detached residential development, except that the parcel containing the existing detached dwelling may be larger but should be designed in such a way to provide for future subdivision into medium density detached home lots;

(ii)                south of the Woodland Drive extension, any one or a combination of forms of residential development ranging from low density detached dwellings to apartments.

Once an outline plan is approved by Council based on the option in (c) or (d) above, the remaining option no longer has status as an option under this Plan.

5.6.8        The residential area north of the Woodlands neighbourhood and West of the C & E Trail has attributes that lend it to consideration by Council for various options regarding the extent open space and the extent and amount of residential development, as guided by the following:

(a)    any public open space that is dedicated or otherwise created along the shoreline of Elizabeth Lake and the sloping lands adjacent thereto as part of the approved outline plan will be for passive uses; (04/22/02)

(b)   when the area is subdivided, the following environmental reserve shall be dedicated: the wetland in the southeastern corner, a minimum of 6 m of land around the perimeter of the wetland, a minimum 15 m of land adjacent to Elizabeth Lake, and lands that are excessively steep and subject to subsidence;

(c)    when this area is subdivided, municipal reserve shall be dedicated to the maximum extent possible. The first priority for municipal reserve dedication shall be the balance of the land along Elizabeth Lake allocated in this Plan as public open space and not dedicated as environmental reserve. The remaining municipal reserve shall be in the form of green space nodes and corridors strategically located in the residential area;

(d)   where environmental and municipal reserves are to be dedicated in accordance with sections (b) and (c) Council will only approve an outline plan that accommodates no more than 9 residential units per gross developable hectare of land (approximately 38.9 ha, being land not including environmental reserves or covered by Elizabeth Lake and the wetland). A minimum of 70% of the residential units are to be large or medium lot detached dwellings and a maximum of 15% are to be smaller lot detached dwellings. No less than 20% are to be multi-family dwellings or narrow lot detached dwellings as per sections 5.5.5 and 5.5.6;

(e)    where environmental and municipal reserves are to be dedicated in addition to those in sections (b) and (c) to provide in the residential area one additional public open space site at least 3.25 ha in size for play fields, Council may approve an outline plan that accommodates up to 12.5 residential units per gross developable hectare of land (approximately 38.9 ha being land not including environmental reserves or covered by Elizabeth Lake and the wetland). A minimum of 60% of the residential units are to be large or medium lot detached dwellings and a maximum of 20% are to be smaller lot detached dwellings.  Up to 25%, but no less than 20%, are to be multi-family dwellings or narrow lot detached as per with Sections 5.5.5 and 5.5.6.

Once an outline plan is approved by Council based on the option in (d) or (e) above, the remaining option no longer has status as an option under this Plan.

5.6.9     For the residential lands in the NE 31; 40-26-W4 south of the presently subdivided land in College Heights and east of Elizabeth Lake, Council will consider a density bonus and/or housing mix variation similar to that in Section 5.6.8 if the width of environmental reserve dedicated adjacent to the lake includes all land to the upper break of slope so that no municipal reserve is not required to do so.

5.7              Community and Social Facilities

5.7.1        The location of existing schools and potential school sites are shown in Figure 3. The exact location of future school sites in the northeast part of the plan area will be determined by the Town in consultation with the Wolf Creek School Division and the sites so chosen will be recognized in future development outline plans.

5.7.2        Any community facility, including schools and recreation facilities, should be designed and built to a high standard to enhance their role as community focal points. Where applicable, site designs should promote the sharing of space and infrastructure, such as parking areas.

5.7.3        The Town may require a development outline plan or subsequent subdivision plan to provide sites for churches, day care centres and emergency services.

5.8       Roads

5.8.1        The major roads network for the plan area is shown on Figure 3.

5.8.2       Arterial roads shall include 63 Avenue and Elizabeth Lake Drive - including any westerly extension thereof, and C & E Trail north of Woodland Drive. Major Collector roads shall include Woodland Drive, the C & E Trail south of Woodland Drive, 58 Street as well as College Avenue and the internal roads serving the Canadian University College and undeveloped lands north to Highway 2.                                                   (08/09/04)

5.8.3       The residential areas shall be served by minor collectors on alignments similar to those shown in Figure 3.  These roads include Cobb Street, Elizabeth Park Boulevard, and Terrace Heights Drive which is the Brownstone Street to College Avenue extension connector. The Town may require that other internal or minor collector roads be provided upon consideration of development outline plans.                                              (08/09/04)

5.8.4        Along all portions of arterial roads adjacent to residential areas, municipal reserve strips shall be required to further separate residential properties from the road.

5.8.5        The Town and Canadian University College should continue to seek optional access from Highway 2 until the link from 58 Street north of Barnett Lake into the north portion of the Plan area can be developed. Any road configurations in this area will be finalized with consultation among the Town, Canadian University College and Alberta Infrastructure.

5.8.6        The collector road that will give access to Canadian University College from the north is encouraged to be east of the intersection of College Avenue with Maple Drive and Reiswig Street.

5.8.7        Any development outline plan and subdivision plan that entails land whereon the westerly extension of 63 Avenue is contemplated must provide a right-of-way for a suitable alignment, as determined by the Town, for the potential road extension.

5.8.8        If the western portion of the ’63 Avenue extension is required for improved access to the College and Rosedale from the west, even if not required to connect to lands east of Elizabeth Lake, the alignment of the road immediately east of 58 Street should be as far north as possible to minimize impacts on existing residential development. If this road is constructed, the existing access into Rosedale should be closed.

5.8.9        To increase the attractiveness of residential areas, major residential entryways from 58 Street and the C & E Trail should have high visual standards, including such features as decorative islands and/or landscaped ‘gateways’.

5.8.10    The design of major roads should accommodate associated pathways where identified by the Town as part of the community’s trail system.

5.8.11    The minimum right-of-way for roads shall be as follows:                              (08/09/04)

a.       arterial roads                               30 m

b.      major collector roads                     25 m

c.    minor collector roads                     22 m

d.      local roads                                  18 m

e.       lanes                                          6 m.

5.9              Utilities

5.9.1        Water and sewer services for the expansion areas in the Plan area shall follow the engineering design plans prepared for the Town by its consultant engineer. More specific site engineering will need to be shown in the respective development outline plans for each expansion area.

5.9.2        The development outline plans for each expansion area shall accommodate the stormwater management plan prepared for the Town by its consultant engineer. More specific site engineering for stormwater management will need to be shown in the respective development outline plans for each expansion area.

5.9.3        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’.

5.9.4        Natural gas, electrical and communication utilities shall be provided in keeping with municipal development standards. Development outline plans and subdivision plans must accommodate these utilities where necessary through the recognition of existing rights-of-way, that need to be retained, and future required rights-of-way and/or easements.

6.      IMPLEMENTATION, INTERPRETATION AND AMENDMENT

6.1       Implementation

6.1.1    The purpose and policies of the Lacombe North Area Structure Plan shall be implemented through:

a.       development outline plans as required by this Plan,

b.      the Land Use Bylaw, including district redesignations and the application of development regulations, 

c.       approval of subdivision applications, and

d.      approval of development applications.

6.1.2        The Town will require the submission of a development outline plan for a major development area. The development outline plan must be approved by Council prior to or as part of the process of land use redesignation. The development outline plan must be consistent with this area structure plan and provide details with respect to:

a.       land uses, including the area of each major land use category and its percentage of the total area,

b.      land use designations,

c.       number and percentage of parcels and housing units by type of dwelling

d.      housing and population density,

e.       proposed road system, including lanes,

f.        conservation of sensitive features and the environment,

g.       parks and open spaces, including the pathway (trail) system,

h.       community (public) and social facilities,

i.         utility services,

j.        phasing and staging,

k.      emergency services, and

l.         any other matter requested by the Town to be addressed.

6.1.3        The Town will require each phase of development to:

a.       form a logical and efficient extension of municipal services and development in the  town or College area, as the case may be,

b.      not prejudice the further subdivision and development of any forthcoming phases and of adjoining lands,

c.       make sufficient provision for road access, and

d.      dedicate such municipal and environmental reserve as the Town considers necessary.

6.1.4        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.

6.1.5        The determination of off-site and other development levies shall be by Council as necessary.

6.1.6        The Town will:

a.       review and amend the Municipal Development Plan to provide for conformity between plans,

b.      review and seek amendment of the Intermunicipal Development Plan to provide for conformity between plans, and

c.       amend the Land Use Bylaw to incorporate new land districts and other changes addressed in this Plan.

6.1.7        The Town will encourage Lacombe County to become familiar with the purpose, policies and land use directions in this Plan, thus assisting its consideration of potential land use and other changes that may arise from time to time on adjacent and nearby lands in the County.

6.2       Interpretation

6.2.1        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.

6.2.2        Land uses and major roads shall generally follow the land use concept on Figure 3, but final land use boundaries and road alignments will be as per the detail approved by Council in development outline plans, land use redesignations or subdivision approvals by the Town’s subdivision authority.

6.3       Amendment

6.3.1    This Plan may be amendment by Council in accordance with procedures established in the Municipal Government Act.

6.3.2        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.

6.3.3        Lacombe County will be consulted during the consideration of an amendment of the Lacombe North Area Structure Plan, unless the amendment involves a matter which the Town and County have mutually agreed does not require referral.