6

6.0 Goals, Objectives and Policies

6.1 Potential Population Forecast

The 1998 population within the Sturgeon Valley plan area is estimated to be about 2,300 people. Using a generally accepted planning methodology for making population forecasts, a simple (not compound) average growth rate of between 2 - 3% per annum was assumed. At this rate, a potential population level for the ASP area in the year 2020 is projected to be between 3,200 - 3,700 persons. This is a net increase of 935 - 1,400 persons over the next 20 years, or about 47 - 70 persons per annum. Based on the current residential density, this is forecast to require the construction of approximately 14 - 21 additional residences each year, or the need for approximately 4 - 6 ha of land per year.

This ASP designates land for future country residential development, primarily in the form of infill and contiguous development to accommodate the projected increase in population.

Depending upon the rate of growth in the ASP area, additional land may be required for development before the year 2020. Growth rates will need to be monitored to assess the need for designating additional developable land. Policy 6.11.4 – Plan Amendments sets out the criteria the County will use to evaluate applications to designate additional land for development should the need arise.

6.2 Development Concept

A future Development Concept for the Sturgeon Valley is shown on Map 6.1 – Development Concept. This is a conceptual land use framework. Areas are generalized and are only approximate. All information needs to be verified.

The Development Concept and the accompanying goals, objectives and polices were determined giving regard to the following:

Meeting the requirements of Municipal Government Board Order #77/98.

Existing land use patterns.

Consultation with residents and property owners.

Environmental and man-made limitations to development as determined though a Desktop Geotechnical Study and Ecological Land Classification Study.

Policies contained in the Municipal Development Plan, Bylaw 818/96 as amended.

Utility servicing constraints and opportunities.

Impact upon the transportation system.

Compatible planning with St. Albert and Edmonton, the neighbouring municipalities.

Sound long range planning practices.

The planning and design framework of Map 6.1 – Development Concept is based on a number of planning and design principles:

Agriculture (Ag)

Larger blocks of unfragmented farmland in the northwest, northeast and southeast quadrants of the ASP area are preserved during the life of the ASP for agricultural uses, including but not limited to cultivating land; raising livestock; and producing honey, fruit, vegetables, trees, and other horticultural crops. The County recognizes the importance of agriculture to the local economy and is committed to protecting and enhancing agriculture within agriculturally designated areas, and fostering farm viability through the Right to Farm legislation and other County policies and regulations.

A mixture of small farm holdings and country residential are encouraged adjacent to each other, separated as required by landscape buffers.

Institutional (I)

Existing institutional land uses are maintained into the future, including the Poundmaker Lodge / Nechi Institute, Community League Hall, two churches, and Namao Cemetery.

Recreation (R) and Greenway Corridors

Priority for recreation lands in the ASP area has been placed on providing access to, buffering of and extension of environmentally sensitive areas of the Sturgeon River Shorelands and its tributary ravines. The river valley and tributary ravines become greenways for informal extensive recreation and non-motorized recreational trails. The greenways function to:

connect residential developments with natural recreation areas with informal trails;

visually separate country residential development into discrete development cells;

provide a natural backdrop to development areas;

connect the Sturgeon Valley to the Red Willow Trail system in St. Albert and ultimately to other regional trails planned in the future; and

buffer different types of land use such as country residential and extensive agricultural activities.

Environmental Protection (EP)

The Sturgeon River Shorelands are a dominant linear feature of the ASP which is to be conserved as an environmentally sensitive area, as a wildlife corridor and a natural visual amenity feature. Important organizational principles in preserving the Sturgeon River Shorelands are to:

ensure a continuous natural corridor with minimal interruptions of natural habitat cover to provide wildlife movement and disbursal of natural species;

clearly define a buffer zone between environmental protection zones and adjacent development; and

design linear crossings of the corridors such as roads, bridges and pipeline crossings to foster wildlife movement and minimize distance between natural habitat patches.

Linear trail systems (non-motorized) which provide public access can accompany environmental areas and provide opportunities for environmental education / awareness.

Ravines radiating from the Sturgeon River Valley are an important organizational feature of the ASP plan. They separate country residential areas into smaller units and provide greenway corridors for linear trail connections.

Wetlands, sloughs, and lakes in the upland agriculture area have been designated to be retained for environmental protection. These provide important natural habitats.

Proposed Country Residential (CR)

Growth of 2 – 3% per year (approximately 4 - 6 ha) is anticipated in country residential uses in the Sturgeon Valley area. This means that some limited expansion will occur to the existing country residential land base. The Development Concept accommodates expanded country residential land use in ways that preserve the natural and visual character of the river valley.

The priority is on infill and contiguous extensions to existing country residential subdivisions to minimize incremental infrastructure costs and reduce intrusion into adjacent agricultural and natural areas. New land for country residential development is proposed adjacent to Summerbrook Estates, Upper Manor Estates, Sturgeon Heights, Sturgeon Crest, Allin Ridge, and Trestle Ridge.

New country residential subdivision locations not adjacent to existing subdivisions would be based on the ease and cost of water and sewer servicing. In the Development Concept, the only Country Residential - Proposed sites not contiguous to existing country residential development are located north of the river and east of Starkey Road.
The intention is not to predistrict Country Residential - Proposed sites shown in the Development Concept as part of the Land Use Bylaw amendments referred to in Policy 6.11.3. The intention is to allow individual land owners to apply for redistricting consistent with the Development Concept in concert with submission of outline plans described in Policy 6.4.2.

Community Character

Sturgeon Valley has a unique character that needs to be fostered through the design of future land use and infrastructure developments. The blend of agriculture and country residential development in a natural river valley setting provides for a rich and unique community character. Visual character is of paramount importance. Much of the developed part of the area shares a common viewshed of the Sturgeon River Valley.

The visual and community character of country residential subdivisions are to be enhanced with the following organizational considerations.

Village Concept

Emphasis on clustered housing surrounded by either agriculture or natural buffers (see figure above).

Rural style roads.

Clearly-defined entry features or gateways to housing areas.

Lot arrangements that allow for full services (i.e. piped water and sewer).

Valley Character

Rural-style roadways with scenic routes enhanced with signage and tree planting.

Gateway features at key entrances to the Valley:

Sturgeon Road near River Lot 56;

Sturgeon Road East – west of Highway 28;

Starkey Road, south of Hwy. 37; and

RR 250 (127 Street) north of 195 Avenue.

Greenway corridors clearly visible from roadways.

Community Village Centre

A site for a potential village centre is designated at the intersection of RR 250 (127 Street) and Sturgeon Road. A high-quality village centre similar to the Village at Pigeon Lake (see figure below) or one at Bragg Creek would provide for convenience shopping, a community gathering place, and potentially a future school. A village centre is an important means of imparting community character to the area. The types of building style and mix of establishments would have to be architecturally controlled to contribute to the country atmosphere many residents wish to retain.

6.3 Agriculture

Goal

To protect and allow for the enhancement of valuable agriculture land resource, the agri-based economy and rural lifestyles.

Overview

The basic objective for areas designated agriculture in Map 6.1 – Development Concept is the promotion of agriculture and related uses as a long-term land use within the Sturgeon Valley area. To ensure the viability of agriculture in the Sturgeon Valley, it is intended that through the ASP farm operators will have flexibility to engage in different types and sizes of farming operations (e.g. market gardening, fish farming, etc.). This will be achieved by designating large contiguous areas of prime farmland free from conflicting and incompatible uses. It is proposed that home occupations and small-scale home industries which need to be in close proximity to farming operations and are directly related to the production of agricultural products or servicing of farms and farm equipment also be permitted as discretionary uses within areas designated as agriculture.

Objectives

Wherever possible conserve large blocks of agricultural uses.land by avoiding its premature subdivision and fragmentation.

Provide flexibility for property owners.

Reduce potential conflict between agriculture and other land uses.

Afford a diversity of lifestyle options.

Allow diversification and identification of farming operations.

Policies

		Sturgeon County will:
6.3.1	Preservation of Better Agricultural Land	Direct land uses not related to agriculture (e.g. country residential) away from areas of predominantly better agricultural land as defined in the Municipal Development Plan.
6.3.2	Right to Farm	Acknowledge the ‘right-to-farm’ and allow existing farming operations to continue to operate and expand if necessary.
6.3.3	Intensive Livestock Operations	Allow existing intensive livestock operations to continue to operate and if need be expand while enforcing the minimum distance separation (MDS) from intensive livestock operations and other mitigative measures (e.g. landscaped buffers, screening) to reduce run-off and potential for conflict between agricultural and non-agricultural uses. No new or expansion of existing intensive livestock operations will be permitted within the IMF (A) and (B) districts.
6.3.4	Small Farms	Allow specialized agricultural uses (other than intensive livestock operations) on parcels greater that of 4.0 ha (10 acres) but less than 32.4 ha (80 acres) provided that the following criteria can be met: the site offers unique microclimatic conditions which are conducive to the proposed operation; the proposed operation is of a specialized nature (e.g. nurseries, greenhouses, tree farms, specialty crops) that can be easily accommodated on the parcel and not encumber other nearby agricultural operations; and the operation does not have a negative impact on the environment.
6.3.5	Home Occupations and Small Scale Home Industries in Agriculture Areas	Allow, through provisions in the Land Use Bylaw, home occupations and small-scale industries to be operated in areas designated as Agriculture provided they can meet the following criteria: the use does not conflict with surrounding uses and does not remove large amounts of farmland from production; the home industry is a small-scale industrial use which provides a service to the surrounding agricultural area; the use is carried out by the property owners as an accessory use to the main permitted use, being agriculture; the home industry use is carried out in the farm building cluster and is not subdivided from the farm; and the operation does not have a negative impact on the environment.

6.4 Multi-Lot Residential Development

Goal

To allow for fully serviced multi-lot country residential subdivision while still ensuring that predominant agricultural areas are unencumbered by such subdivisions.

Overview

The Municipal Government Board Order requires the ASP to address the amount, location, phasing and density of future country residential subdivisions. The intent of this ASP is to allow for further multi-lot country residential development in a limited and controlled manner. Cluster development is encouraged. Infill development contiguous with established country residential development is also encouraged to minimize the loss of environmentally sensitive areas and better agricultural land. Sites considered to be appealing for country residential development possess scenic views, grades permitting walk-out basements, and proximity to ravines and natural areas.

Objectives

Ensure that new multi-lot residential developments are attractive, conveniently located, and safe physical environments.

Ensure that new multi-lot residential subdivisions are provided with piped water and sewer systems, and paved roads.

Provide for orderly multi-lot country residential development.

Direct multi-lot country residential development to lands that have marginal agricultural value.

Avoid potential conflict with agriculture, particularly intensive livestock operations, when considering applications for multi-lot country residential subdivisions.

Policies

		Sturgeon County will:
6.4.1	Locational Criteria for Country Residential	Direct future multi-lot country residential subdivisions to areas designated for this purpose on Map 6.1 -– Development Concept. The designation of additional areas for multi-lot subdivision shall be through an orderly amendment process as outlined in Policy 6.11.4 and will be evaluated using the following locational criteria: the proposed development is on poorer agricultural land as defined by the County and is compatible with and does not restrict nearby agricultural uses; the subject lands have views, are treed, or have other natural amenities that make them particularly suited for country residential development; the subject lands do not present natural or man-made hazards; the proposed subdivision can be economically and efficiently serviced with piped water and sewer; year round access can be provided by a paved road; and power, telephone, and natural gas services are available and the development can be serviced by nearby schools and recreation facilities.
6.4.2	Outline Plans for Country Residential Subdivisions	Require applicants to prepare and submit to the County an outline plan prior to submitting a tentative plan of subdivision to facilitate the approval process. Outline plans shall address design principles and other issues by: (a) providing a range of lot sizes with 0.5 acres being the minimum; (b) ensuring that the gross density does not exceed 1.2 dwelling units per gross acre (see examples on following page); (c) integrating and maintaining wherever possible trees, watercourses, wetlands, ravines, and other natural features; (d) minimizing impact on adjacent land uses, particularly agricultural land uses and environmental protection areas; maintaining rural character of the area through consideration of landscape features, viewsheds, lot patterns, and other urban design principles; clustering concepts for building lots to provide for useable municipal reserve, environmental reserve, and common open space; including remedial measures needed to address natural and man-made hazards on the site, which may include, but not be limited to contaminated soils, flood plains, high water tables, sour gas sites, rail right-of-ways, slopes over 15%, and unstable slopes; structuring the internal roadway system to a paved County standard, describing the likely traffic impact on external roadways, and determining the upgrading of external roadways required as a result of the proposed development; maintaining rural character of the area through consideration of landscape features, viewsheds, lot patterns, and other urban design principles; clustering concepts for building lots to provide for useable municipal reserve, environmental reserve, and common open space (see illustration on page 48); including remedial measures needed to address natural and man-made hazards on the site, which may include, but not be limited to contaminated soils, flood plains, high water tables, oil and gas sites, rail right-of-ways, slopes over 15%, and unstable slopes; structuring the internal roadway system to a paved County standard, describing the likely traffic impact on external roadways, and determining the upgrading of external roadways required as a result of the proposed development; incorporating proposed trail connections in keeping with the greenway concept described in this ASP; showing site servicing details, including consideration of power, telephone, natural gas, piped water and sewer systems, stormwater management, and any required upgrading of external infrastructure systems; identifying the extent of likely impacts upon infrastructure (roads, water, and sewer systems) and community services (e.g. schools, recreation facilities, and fire and police protection), and addressing how negative impacts can be mitigated; dedicating municipal, school, and / or envi-ronmental reserves including buffers and screening from railways, major roadways, and agricultural, industrial, commercial, and other incompatible land uses; performing an environmental screening and impact assessment if required (see Policy 6.5.9); including a historical assessment (see Policy 6.5.10); including a public involvement process in their preparation if no statutory public input process has been or will be undertaken for the specific outline plan area; and any other matters identified by the County.
6.4.3	Development Costs	Require that all on-site and off-site costs directly associated with servicing a new development are borne by the developer so that undue financial burden is not placed upon the County.

Examples of Varying Densities for Country Residential Development

Typical CR1 Development (e.g. Northpoint)

Average density: 0.25 dwelling unit / gross acre
Minimum lot size: 1 ha (2.47 acres)
Private sewer and water systems
Consumes more agricultural land but is more in keeping with rural character

Typical CR2 Development (e.g. Bristol Oakes)

Average density: 1.14 dwelling units / gross acre
Minimum lot size: 0.2 ha (0.5 acres)
Piped sewer and water systems
Consumes less agricultural land but does not maintain rural character

Potential Cluster Development

Average density: 1.0 dwelling unit / gross acre
Minimum lot size: 0.2 ha (0.5 acres)
Piped sewer and water systems
Uses less agricultural land and integrates farmland and greenways · Maintains rural character

6.5 Environmental Protection

Goal

To protect environmentally sensitive areas and promote environmentally responsible development.

Overview

It is important to ensure that environmental protection and development objectives work in harmony so that the Sturgeon Valley can accommodate environmentally sustainable and appropriate growth consistent with the vision statement in this Plan.

Objectives

Protect environmentally sensitive areas.

Protect flood plain areas from inappropriate development.

Protect the environmental integrity of the Sturgeon River Valley.

Protect wildlife habitat and the integrity of wildlife corridors.

Policies

		Sturgeon County will:
6.5.1	Environmentally Sensitive Areas (ESAs)	Designate environmentally sensitive and natural areas for environmental protection, restrict public access if necessary, and allow only passive recreation uses for lands identified in Map 6.1 – Development Concept as Sturgeon River Shorelands, ravines, wetlands, and River Lot 56 Provincial Natural Area.
6.5.2	Environmental Reserves	Require subdivision applicants to dedicate, as environmental reserve, all lands in the area to be subdivided that can be defined as environmental reserve as described in Section 664(1) of the Municipal Government Act. In some circumstances the County may consider conservation easements in place of environmental reserve dedication.
6.5.3	Environmental Conservation Easements	Encourage land owners of environmentally sensitive area lands to participate in establishing environmental conservation easements as set out in the Municipal Government Act.
6.5.4	Hazard Lands	Not allow development in areas that are prone to flooding, erosion, landslides, subsidence, or any other natural or human-induced hazards. Development on or in proximity to escarpments, steep, or unstable slopes may be considered only if recommended in a geotechnical study prepared by a qualified professional and if adequate setbacks are provided. In such case, Sturgeon County may require restrictive covenants or caveats registered to the title to serve as notification to prospective purchasers.
6.5.5	Management of ESAs	Work proactively and cooperatively with existing land owners to discourage inappropriate use of environmentally sensitive area lands and to foster appropriate conservation, habitat enhancement, and public access to and environmental education about such lands.
6.5.6	Setbacks from Waterbodies	Require a 30 m wide development setback from the high water line of waterbodies except for the Sturgeon River for environmental protection purposes.
6.5.7	Setbacks from Sturgeon River Shoreland	Require a 50 m wide lot setback from the Sturgeon River Shoreland (i.e. flood plain plus adjacent river banks as identified in Map 4.3 – Parks and Open Space) to protect the valley bank and where appropriate provide for public access. The setback shall provide for a trail corridor as identified in Policy 6.6.3.
6.5.8	100-Year Flood Plain	Not permit any permanent structures within the 1:100 year flood plain of the Sturgeon River.
6.5.9	Environmental Impact Assessments	Require an environmental impact assessment prepared by a qualified professional for any proposed development within or adjacent to lands designated as Environmental Protection on Map 6.1 - Development Concept as the County deems necessary. An environmental impact assessment must include, but is not limited to: a description of the proposed development, including its purpose, alternatives, and staging requirements; a description of the biophysical environment that would be affected; a prediction of the effects (positive and negative) that the proposed undertaking may have on the biophysical environment; an indication of the limitations of the study, criteria used in predicting effects, and interests consulted; recommended measures to mitigate any negative effects identified; and presentation of the results in a framework that can assist decision-makers in determining the final course of action.
6.5.10	Historical Assessment	Require subdivision applicants to have a historical resources consultant prepare a brief overview of the proposed development area to determine if a Historical Resources Impact Assessment needs to be conducted in accordance with the Historical Resources Act.
6.5.11	Utility and Pipeline Corridors	Encourage energy and utility companies to reclaim abandoned pipelines, well sites, and other installations to protect public health and safety and avoid fragmentation of land.

6.6 Parks, Open Space, Trails and Recreation Facilities

Goal

To provide for and enhance recreational and educational opportunities for Valley residents while protecting the natural environment.

Overview

The Sturgeon River Valley and associated ravine system is recognized as an environmentally sensitive area of regional significance, and designated as a major greenway within the ASP for environmental preservation and passive recreation purposes. Much of the river’s edge is under private ownership. It should be noted that identification of greenway links on private lands does not indicate that such property is available for public use. Good potential exists for the development of trails within the river valley connecting to various residential subdivisions. This is shown conceptually on Map 6.1 – Development Concept. Due to concerns about public access to private lands, more discussion is needed on the concept of trail development.

Within the ASP area, there are also two golf courses: the Sturgeon Valley Golf and Country Club, and the Lakeshore Golf Course. A Community League Building is located in the Upper Viscount Estates subdivision, and informal play fields and local parks have been developed on municipal reserve lands located in individual subdivisions.

Objectives

Support the efforts of local governments, senior levels of government, other agencies, and private property owners to protect the natural environment of the area.

Discourage incompatible public and private land uses from locating within the river valley.

Encourage the development of parks and / or sports facilities on municipal reserve parcels that are of suitable size and in appropriate locations.

Encourage historical, cultural, and natural history interpretation associated with the Sturgeon River Valley.

Minimize conflict with off-highway vehicles (OHVs).

Policies

		Sturgeon County will:
6.6.1	Creating Greenways	Require, through the subdivision process, continuous corridors to be designated for environmental and municipal reserve to help create a system of linked parks and trails. The primary greenway corridor would be adjacent to the Sturgeon River Shorelands (both sides) and radiating outwards along natural ravine systems.
6.6.2	Municipal Reserve Dedication	Take 10% of the gross developable land to be subdivided as municipal reserve, or cash in lieu of the land. If land is taken, it should be in a configuration that supports the ASP objectives of establishing linked greenway corridors, buffering of land uses, and internal amenity space.
6.6.3	Trail Development	Explore the feasibility of developing a system of trails to link with Red Willow Park in the City of St. Albert, Edmonton Garrison, and other parts of the Sturgeon Valley area. Potential trail connections are shown conceptually on Map 6.1 – Development Concept.
6.6.4	Public Access on Private Lands	Work with private property owners to obtain leases, land trusts, conservation easements, donations, and other means of acquiring access to riverfront lands for recreation and trail development purposes.
6.6.5	River Lot 56	Consult with the River Lot 56 Society on the integration of the River Lot 56 Provincial Natural Area with Sturgeon Valley trails, recreation, and environmental initiatives.
6.6.6	Community Development	Encourage and support local groups and agencies in their efforts to conserve environmentally sensitive areas for passive recreation use and environmental education purposes.
6.6.7	Regulating Use of OHVs	Initiate in cooperation with local residents a program of off-highway vehicle use (OHV) management possibly including enforcement of bylaws, posting of properties, signage, trails, designating special areas for their use, and educational initiatives.
6.6.8	Edmonton Garrison	Formalize and publicize arrangements for sharing recreation and other facilities with Edmonton Garrison.
6.6.9	Community Village Centre	Ensure that the Community Village Centre is implemented as a high-quality, comprehensively planned, mixed use centre for the community by requiring any applications for reclassification for the purpose to be accompanied by the following: a narrative documenting the opinions and concerns of surrounding property owners and residents, and how the proposed development will be designed to respond to those concerns. This narrative shall include a summary of the methods used to obtain public input; a site plan illustrating building siting, landscape areas, and access, egress, parking, and loading areas; a rendering showing the proposed architectural treatment of the buildings, landscaping, parking, signs, and so forth; and any other information that the County deems necessary to make an informed decision.

6.7 Community Services

Goal

To work cooperatively with neighbouring municipalities, and private, public, and non-profit groups in the provision of community services in the most cost-effective manner possible.

Overview

Sturgeon County is committed to ensuring that fire, police, and ambulance service is provided to the residents of the Sturgeon Valley area in as optimal a manner as possible.

Objectives

Ensure an optimal level of protective and emergency services.

Continue to cooperate with neighbouring municipalities and other agencies in providing community services.

Policies

		Sturgeon County will:
6.7.1	Fire Protection	Continue to improve fire protection within the Sturgeon Valley area through mutual aid agreement and other means.
6.7.2	Sprinkler Systems	Encourage homeowners to install sprinkler systems for additional fire protection.
6.7.3	Policing	Continue to use the RCMP to provide policing services in the Sturgeon Valley.
6.7.4	Bylaw Enforcement	Continue to use the County's bylaw enforcement officers to enforce municipal bylaws within the Sturgeon Valley.
6.7.5	Ambulance Service	Continue to use the County's bylaw enforcement officers to enforce municipal bylaws within the Sturgeon Valley.
6.7.6	Shared Protective and Preventative Services	Continue to look for opportunities for providing shared protective and preventive services with neighbouring municipalities and other groups.

6.8 Transportation

Goal

To provide a functional and effective transportation network that considers local and regional needs.

Overview

The existing transportation network consists of collector and local roads within the Sturgeon Valley. Although Sturgeon Road West and RR 250 (127 Street) are in relatively good condition, other collector and local roads have been identified as requiring major maintenance and / or upgrading. The City of Edmonton has recently adopted a long-range Transportation Master Plan, and the City of St. Albert is currently completing a similar transportation planning exercise. Plans for transportation improvements in the ASP area should consider these plans of adjacent municipalities.

Objective

Provide efficient, effective, and functional links that provide for the transportation needs of the residents and connects to adjacent municipalities.

Policies

		Sturgeon County will:
6.8.1	Regional Transportation Planning	Work cooperatively to coordinate regional transportation planning with adjacent municipalities, and give due regard to the City of Edmonton's existing Transportation Master Plan and the City of St. Albert's Transportation Master Plan as approved.
6.8.2	Transportation Master Plan	Develop a transportation master plan that considers the hierarchy of roadway systems, linkages with surrounding municipalities (City of Edmonton and City of St. Albert) and long term operational and maintenance needs.
6.8.3	Linkages to Highways	Ensure that the transportation master plan considers the future linkages to surrounding highways such as the construction of 195 Avenue between Sturgeon Road and the Edmonton Garrison and the realignment of Bellerose Drive.
6.8.4	Priorities for Upgrading Roadways	Make the following roadway upgrades budget priorities subject to the transportation master plan: Sturgeon Road East; Bellerose Drive upgrading and potential realignment; upgrading of Starkey Road; constructing 195 Avenue as a collector roadway and extending this roadway down to Sturgeon Road to act as a bypass of the Sturgeon Valley and allow traffic generated from the City of St. Albert to connect to Highway 28 and the Edmonton Garrison in an effective and efficient manner; and upgrading local roads as required to maintain a reasonable standard of service.
6.8.5	Rural Roadway Standard	Utilize where possible a rural roadway standard that preserves the rural character of the area and minimizes overall maintenance costs.
6.8.6	Future Roadway Requirements	Ensure that future developments consider the roadway requirements with adequate setbacks. Roadway structures are to consider the local soils and long term operation and maintenance of the roadway system.

6.9 Servicing Standards

Goal

To ensure that development proceeds in an orderly and economic manner with the provision of municipal services to meet the needs of present and future growth.

Overview

The existing water supply system provided in the Sturgeon Valley has been designed to provide potable water service only. At the time of the original water supply system installation, the residents made the decision not to have fire protection provided. This level of servicing is therefore assumed to be continued throughout the Sturgeon Valley as the cost of upgrading the existing system to include fire protection capabilities would be prohibitive.

To extend the existing water system to other subdivisions in the Sturgeon Valley area, additional water distribution mains and reservoirs will be required.

A sanitary sewer system exists on the south side of the Sturgeon River. This system was designed for expansion to the north to service the Summerbrook and Upper Manor Estates area. The system design population is 445, with the ability to be expanded to service a total population of 990 if pumping upgrades are made at the lift station.

Development will require stormwater management including taking steps to plan for water quality enhancement features in stormwater management facilities.

Objectives

Require piped water and sewer systems for new developments in the ASP area.
Retrofit existing developments for piped water and sewer on an opportunity basis through a local improvement assessment.

Provide a high level of servicing that minimizes the negative environmental impact resulting from residential development.

Design and construct capital improvements considering the long-term operation and maintenance cost to the Sturgeon County.

Policies

		Sturgeon County will:
6.9.1	Piped Services for New Developments	Require that all new developments be serviced with piped water and sewer mains.
6.9.2	Servicing Master Plans	Develop, in consultation with affected property owners, servicing master plans for the water, sewer, roads, and stormwater management for the Sturgeon Valley.
6.9.3	Water Servicing Concept	Consider as part of a water servicing master plan the improvements shown on Map 6.2 – Water Servicing Concept. These improvements are as follows: North of the Sturgeon River extend local water supply mains from the existing system and service the lands north and east of the Upper Manor Estates; expand and upgrade the existing reservoir for storage and pumping capability, or construct a second reservoir east of the Upper Manor Estates Area; South of the Sturgeon River expand the water distribution system by extending watermains to any new development areas; expand the existing reservoir and pumping capability, or constructing another reservoir south of the Upper Viscount Estates Area; and In the vicinity of RR 250 (127 Street) consider providing piped water to existing or future country residential developments in this part of the ASP area by connecting to the City of Edmonton’s water distribution system, or by extending a water supply line to the east to tie into the Edmonton Garrison supply main.
6.9.4	Sewer Servicing Concept	Consider as part of a sewer servicing master plan the improvements shown on Map 6.3 – Sewer Servicing Concept. These improvements are as follows: expand the existing sewer system if the decision is made that all of the existing lots in the river valley should be serviced and if there is future development in the area; should residential development be considered in the southern portion of the ASP area (particularly along RR 250 [127 Street]), install a low pressure sewer system and connect it into the Capital Region Sewage Commission Main located on the south boundary of the ASP area; and potentially extend the system mentioned above in (b) to divert existing flows from Allin Ridge and therefore provide additional capacity to the existing system in the Sturgeon River Valley.
6.9.5	Subdivision Roads	Ensure that the construction requirements of any subdivision roadway systems installed will provide adequate long-term service for the residents without high maintenance costs to the Sturgeon County. A rural cross section with lighting should be considered the minimum standard.
6.9.6	Stormwater Management	Encourage new developments to include innovative stormwater management techniques, including naturalized wetlands, to improve the quality of stormwater releases to the Sturgeon River and other waterbodies.
6.9.7	Cooperation with Adjacent Municipalities	Work with the adjacent municipalities (City of Edmonton and City of St. Albert) to plan for the efficient and cost-effective servicing of the area.

6.10 Intermunicipal Planning and Cooperation

Goal

To foster cooperation and coordination with the Cities of Edmonton and St. Albert, provincial departments, and other agencies in addressing planning issues and implementing plans and strategies.

Overview

Both the Provincial Land Use Policies and Municipal Government Board Order 77/98 encourage intermunicipal planning efforts to address common planning issues where land use issues, transportation networks, and valued natural features such as the Sturgeon Valley transcend municipal boundaries. Once the Area Structure Plan is adopted, it is the intent of the Plan to continue to refer any ASP amendments and redistricting applications that may have a detrimental effect to the affected neighboring municipalities.

Objectives

Engage in joint planning with neighboring municipalities that establishes a planning framework and land use patterns that are mutually beneficial.

Maintain open lines of communication with adjacent municipalities to resolve problems that may arise.

Seek partnerships with neighboring municipalities, public and private interests in providing services to local ratepayers in the most cost-effective and efficient way possible.

Policies

		Sturgeon County will:
6.10.1	Sturgeon River Valley	Work with the City of St. Albert to preserve and manage the Sturgeon River Valley.
6.10.2	Referrals to City of St. Albert and City of Edmonton	Refer all applications for amendments to the Sturgeon Valley Area Structure Plan and any proposed Land Use Bylaw amendments that may have a detrimental effect to the City of St. Albert and / or the City of Edmonton for 28 days for their review and comment. Development applications within the IMF (A) and (B) districts will continue to be referred to the City of Edmonton and City of St. Albert as outlined in the County's Land Use Bylaw.
6.10.3	Partnership Agreements	Consider partnership agreements with the City of Edmonton and City of St. Albert to develop recreation facilities to benefit rural and urban residents.
6.10.4	Dispute Resolution	Resolve issues of mutual benefit or concern, if required, through alternative dispute resolution mechanisms.

6.11 Implementation

Goal

To effectively implement the goals, objectives, and policies contained in the Sturgeon Valley Area Structure Plan.

Overview

This ASP will guide County Council, Administration, approving bodies, and other agencies regarding growth and development within the Sturgeon Valley area. Once the ASP is adopted, certain amendments will be necessary to the Land Use Bylaw and Municipal Development Plan. Also, further detailed studies and capital budget allocations will be required in order to implement specific improvements to roadways, utilities, and infrastructure.

Objectives

Implement the policies contained in the ASP to guide decision-making regarding growth and development and capital investment in infrastructure.

Maintain the ASP as a current tool, updating it through an orderly amendment procedure to reflect changes in the County’s goals and objectives.

Maximize opportunities to leverage resources from senior levels of government and through partnerships with neighbouring municipalities, and public, private, and not-for-profit groups to implement proposals contained in the ASP.

Policies

		Sturgeon County will:
6.11.1	Development Phasing	Consider phasing of development depending on market forces and the existing infrastructure’s capabilities. The following phasing areas can proceed concurrently or consecutively: east of Upper Manor Estates; northwest of Upper Manor Estates and Summerbrook; Development in the above areas would require extension and upgrades to the existing infrastructure.
6.11.2	Amendments to the Municipal Development Plan	Undertake the necessary amendments to the Municipal Development Plan (MDP) to comply with Section 636 of the Municipal Government Act, which requires that "all statutory plans adopted by a municipality must be consistent with each other."
6.11.3	Amendments to the Land Use Bylaw	Amend the Land Use Bylaw to implement the goals, objectives, and policies contained in the Sturgeon Valley Area Structure Plan. The intention is to create a new Agriculture District within the Land Use Bylaw that is specific to the Sturgeon Valley to effectively implement proposals contained in this ASP.
6.11.4	Plan Amendments	Provide for an orderly amendment process that includes community consultation for any proposed plan changes. In considering amendments to the ASP, Council will give due regard to the proposed use considering: the community need for the additional areas, a determination of the benefit and cost, and the cumulative impact; consistency of the proposal to the vision established for the Sturgeon Valley ASP area in this document; the extent to which existing areas designated for the proposed use are available for development; the cumulative effects the proposed amendment and related development will have on the natural environment and surrounding land uses; the cumulative effect the proposed use will have on transportation, water, and sewer systems; and potential impacts on neighbouring municipalities.
6.11.5	Development / Servicing Agreements	Require on-site and off-site costs associated with servicing new developments with roadways and infrastructure to be borne by the developer through development charges and levies in accordance with specific development agreements.
6.11.6	Capital Budget Allocation	Identify specific capital projects for the Sturgeon Valley area and their priority, timing, cost, and sources of funding.
6.11.7	Funding Sources	Fully explore all possible sources of funding for roadway and infrastructure improvements, including general tax levy, grants, developer contributions (on-site / off-site), local improvement assessments, partnerships, community fund raising, and volunteerism.
6.11.8	Need for Further Plans and Studies	Undertake the following plans and studies to help implement the Sturgeon Valley Area Structure Plan: a transportation master plan for the Sturgeon Valley area; a municipal servicing study complete with recommendations on development levies; a functional planning study for Sturgeon Road East; an Intermunicipal Development Plan with the City of St. Albert; and a parks and open space master plan for the Sturgeon Valley area. Detailed terms of reference need to be developed to more specifically define the scope of these plans and studies. Providing sanitary sewer services to the north side of the Sturgeon River and resolving transportation issues were considered short-term priorities by Steering Committee members. It is also strongly recommended that the County initiate discussions as soon as possible with Alberta Infrastructure for potential funding assistance and these projects be identified within the County's operating and capital budgets for this coming fiscal year.
6.11.9	Repeal	Provide a 6 month notice of intent to the Cities of St. Albert and Edmonton in the event that Sturgeon County considers repeal of the Sturgeon Valley Area Structure Plan.
6.11.10	Reviewing and Updating the ASP	Undertake a review and if necessary an update to the ASP at five year intervals in order to make it a 'living document.' The review should give consideration to demand for country residential development, roadway and infrastructure improvements, and whether or not it would be advisable to designate more lands for country residential development.
6.11.11	Community Involvement	Support the formation of a Citizen Advisory Group once the Plan is in place to maintain effective ongoing communication with Stur-geon Valley residents and property owners.