6.0 Implementation

Goal:
To adopt and use Sturgeon County’s Alberta Industrial Heartland ASP as a policy framework for evaluating development proposals within the Plan area and establishing priorities for the required municipal and community infrastructure improvements.

Intent

This ASP will be implemented through a range of statutory and non-statutory mechanisms available to municipalities and through the respective statutory and regulatory instruments of provincial and federal governments. Applicable statutory planning mechanisms under the Municipal Government Act include:

Municipal Development Plan
Land Use Bylaw
Subdivision Review Process
Development Permitting Process
Development Agreements

A number of supporting master plans for Sturgeon County will provide the basis for making strategic investments in the required municipal infrastructure and services. These include:

Transportation Master Plan
Utility Master Plan
Emergency Services Master Plan
Financial Assessment and Strategy (to be completed in 2007)
Community Services Master Plan (to be completed in 2008)

This ASP and the other master plans and studies provide a basis for determining priorities and resource allocation for the needed capital improvements through the County’s budget approval process. The ASP is meant to be a living planning document that needs to be periodically reviewed and updated in an orderly way, having regard to economic, social and physical changes that may arise.

Objectives

to implement policies within the ASP to effectively manage development and capital improvements;
to work with the federal and provincial governments and Heartland partners in implementing this ASP;
to balance economic development with quality of life consideration; and
to maintain the ASP as a current planning tool, updating it through an orderly amendment procedure to reflect changing conditions and opportunities.

Policies

6.1.1	Development Staging	Staging of development within the ASP area will be determined by locational preferences and site selection processes of individual firms and organizations, as well as by the economic expansion of regional and local infrastructure.
6.1.2	Municipal Development Plan Amendments	Sturgeon County will prepare the necessary amendments to the Sturgeon County Municipal Development Plan Bylaw 818/96 to ensure consistency amongst statutory plans as required by Section 638 of the Municipal Government Act.
6.1.3	Amendments to Land Use Bylaw	Sturgeon County will prepare the necessary amendments to the Land Use Bylaw 819/96 in light of policies in Section 5.0. Specific areas to be considered include: changes to the ASP boundary and new land use districts; amendments to Section 6.1 Non-Conforming Uses and Buildings; creation of a new Agricultural Heartland District; creation of a new Agricultural – Nature Conservation Heartland District; creation of a new Industrial Service Centre - Heartland District; revisions to the Industrial Heavy District; amendments to regulations regarding separation distances and setbacks; and updated requirements for environmental and risk assessments.
6.1.4	Amendments to the Area Structure Plan	An amendment to this ASP shall be required, if in the opinion of the County, a development proposal results in a significant change in the general land use pattern of an area or site.
6.1.5	Subdivision	The subdivision approval regulations and approval processes will be reviewed relative to the policies stated in Section 5.0.
6.1.6	Development and Servicing Agreements	Sturgeon County will require on-site and off-site costs associated with servicing new developments with roadways, utilities, community services and other infrastructure to be borne by the developer through development charges and levies in accordance with specific development agreements.
6.1.7	Coordination with Federal and Provincial Authorities	To avoid unnecessary duplication and streamline the development review and approval process, Sturgeon County will coordinate the instances when it requires an Environmental Nuisance and Health Impact Assessment and/or Risk Assessment with the responsible provincial and federal authorities regarding requirements for the subject application.
6.1.8	Eco-Industrial Planning Principles	Sturgeon County shall encourage industry to employ whenever possible the Eco-Industrial Planning Principles described in Appendix B of this ASP.
6.1.9	Capital Improvements Plan	Sturgeon County will prepare and implement a Capital Improvements Plan through the capital budgeting process to implement on a staged basis the outcomes of the various master plans and studies.
6.1.10	Quality of Life Monitoring	Sturgeon County will establish a system for monitoring changes to quality of life for residents in the Heartland area based upon the Quality of Life Framework using the Federation of Canadian Municipalities reporting system as described in more detail in Appendix C of this ASP.
6.1.11	Voluntary Property Purchase Program	Sturgeon County will recommend to the Alberta Industrial Heartland Association that the Voluntary Property Purchase Program through the Land Trust Society be expanded to include property owners within the original and newly expanded ASP boundaries, as shown on Map 16 – Voluntary Property Purchase Program.
6.1.12	Vacant Land Property Purchase Program	Sturgeon County shall develop a program for vacant landproperty purchase for property owners of bare quarter sections(land without residences) for the following properties only: E1/2 Section 27-55-22-W4M NW 26-55-22-W4M All that portion lying west of CN rail line on the SW 26-55-22-W4M0 All that portion lying west of the CN rail line on the NE 26-55-22-W4M This program is valid only if the subject lands remain undeveloped (i.e. without residences). This program is to compensate property owners for lost opportunity costs as a result of their property being “downzoned”.
6.1.13	Provincial Support for Purchase of Properties	Sturgeon County Council shall make representation to the Province of Alberta for provincial financial support to significantly increase the pace of property purchases within the Heavy Industrial and Heartland Agricultural Policy Areas.
6.1.14	Community Enhancement Program	Sturgeon County shall initiate and fund a Community Enhancement Program to provide additional services and facilities to enhance the quality of life for residents affected by nearby heavy industrial development. The Community Enhancement Program should utilize the Quality of Life Indicator Framework in evaluating community needs and enhancements. Details of the Community Enhancement Program will be specified as the program is more fully developed. Complimenting the Community Enhancement Program is a Community Services Master Plan planned for 2008 to identify parks and recreation needs County-wide.
6.1.15	Potential Tax Relief	Sturgeon County shall consider tax relief for those property owners directly affected by the construction and operation of nearby heavy industrial sites.
6.1.16	Plan Amendments	Provide for an orderly amendment process, consistent with requirements of the Municipal Government Act that includes community consultation. Applicants applying to amend the ASP must provide a supporting technical report so that Sturgeon County can properly evaluate the merits and impacts of the proposed amendment.
6.1.17	Reviewing and Updating the ASP	Undertake a review of the ASP, and update if necessary, at five-year intervals from the date of its adoption.