1.0 INTRODUCTION *

2.0 POLICY CONTEXT *

3.0 PLAN AREA CONTEXT AND DEVELOPMENT CONSIDERATIONS *

4.0 DEVELOPMENT CONCEPT *

5.0 IMPLEMENTATION *

6.0 GLOSSARY OF TERMS *

7.0 REFERENCES *

8.0 Personal Communications *

LIST OF MAPS

 MAP 1 ASP Area

MAP 2 Land Ownership

LIST OF TABLES

 APPENDICES

Appendix A Development Standards for Rural Industrial Subdivisions

1.1 Purpose

The Legal Crossroads Area Structure Plan has been prepared on behalf of Sturgeon County in cooperation with the Town of Legal.

1.2 Duration

The ASP sets forth, in general terms; the strategic patterns for land uses, service extensions, and transportation improvements for the next 20 years. While the Legal Crossroads ASP is meant to be a long range-planning document, it is intended that regular monitoring, review and periodic amendments may be required for policies in the ASP to remain current.

A systematic review of the ASP shall be undertaken every five years from the date on which the ASP comes into effect. (see policy 5.7).

1.3 Plan Area

The location of the Legal Crossroads Area Structure Plan is shown in Map 1 — ASP Area.

It consists of approximately 329 hectares (812 acres) of land east of Highway 2, north and south of Secondary 651. The area comprises approximately 30 separate parcels ranging in size from 0.13 hectares (0.32 acres) to 62 hectares (153 acres). The Plan area is entirely within the limits of Sturgeon County and constitutes a logical planning unit for the level of detail commonly contained in a Area Structure Plan.

1.4 Land Ownership

Approximately twenty six (26) landowners are currently represented within the Plan area. The land ownership pattern is illustrated in Map 2 — Land Ownership. The following table; Table 1 — Land Ownership indicates the size of individual holdings.

Table 1 — Land Ownership

1.5 Steering Committee

A Steering Committee was established to oversee the planning process and report to both Sturgeon County and Town of Legal Councils. Members of the Steering Committee included the following:

(3) Representatives from Sturgeon County;

(2) Representatives from Town of Legal;

(2) Representatives from the Legal Economic Development Association; and

(3) Citizens at large representing residents, landowners and business owners.

1.6 Community Consultation

Community consultation was an important part of the planning process. The following methods were used to involve residents, property owners and other interested parties throughout the ASP process:

Key Person Interviews

The work program included individual interviews with key stakeholders on September 29, 2000 to provide the consultants with an insight of issues and opportunities needing to be addressed in the ASP. In total 18 people participated in the interview sessions. Key issues and opportunities identified by participants include:

Issues:

• Traffic Management
• Storm water Management
• Land Use Conflicts
• Implementation

Opportunities:

• Reduce Land Use Conflicts
• Improve Traffic Safety and Circulation
• Environmental Safe Guards
• Orderly Development

Stakeholders' Workshop

A Stakeholders’ Workshop was held at the Legal Community Hall on October 18, 2000. The Workshop involved Steering Committee members, ASP area residents, landowners and other interested persons. The Workshop helped build a consensus on a preferred land use concept for the ASP area and some key strategies for achieving the vision. A summary of the Workshop was prepared and distributed to all the participants.

Open House

An Open House meeting was held on November 21, 2000 at the Legal Community Hall to give interested parties an opportunity to review the draft ASP and talk with project representatives and provide feedback on the draft ASP by completing a comment sheet.

Key comments received on the Draft Plan during the Open House included:

• Change the name of the Plan to "Legal Crossroads Area Structure Plan".
• Provide for more industrial land east of Champagne Edition.
• Provide for more Country Residential east of CN rail tracks.
• Provide reassurance that the agricultural land west of Leomar Ravine and east of CN rail tracks will not be used for industrial purposes.
• Internal road layout be revised for improved circulation.

Public Hearing

A formal public hearing will be held so that interested parties can make final representations on the ASP prior to Council approval of the Legal Crossroads Area Structure Plan.

Results of the Interviews, Stakeholders’ Workshop and Open House Comment Sheet are summarized as a separate Technical Appendix.

2.1 Enabling Legislation

2.2 Compliance with Sturgeon County Municipal Development Plan Bylaw #818/96

The Sturgeon County Municipal Development Plan Bylaw #818/96 (MDP), governs overall growth and development in the community and establishes policies governing land use planning, transportation and other infrastructure and community development.

In the MDP the "Future Land Use" map designates land within the Area Structure Plan area as Country Residential and Secondary Urban Fringe. The Secondary Urban Fringe designation does not specify preferred land uses. It is an area of approximately _ mile wide adjacent the Corporate limits of the Town of Legal in which applications for development, subdivision and Statutory Plan Amendments must be referred to the Town of Legal by Sturgeon County.

2.3 Sturgeon County Land Use Bylaw #819/96

The Sturgeon County Land Use Bylaw #819/96 (LUB) regulates and controls the use and development of land and buildings within the County. Refer to Map 4 — Existing Land Uses and Land Use Districts.

AG — Agricultural: "the purpose of this district is to accommodate agricultural land uses while having regard for the rural, agricultural character of the area."

CR-1 - Country Residential One: "the purpose of this district is to provide for development of residential uses at rural densities."

HWYC - Highway Commercial: "the general purpose of this district is to accommodate small-scale retail commercial or service uses to serve the surrounding rural community and/or traveling public."

I-R - Industrial Rural: "the purpose of this district is to provide for light to medium, rural industries that require large areas of land. These uses may be individual sites or in a rural industrial park."

3.0 PLAN AREA CONTEXT AND DEVELOPMENT CONSIDERATIONS

3.1 Topography and Vegetation

In general the Area Structure Plan area is level to undulating. Within the watershed, the unnamed drainage course is an important local recharge area, collecting surface drainage and maintaining hydrological balance. Participants in the interview sessions and consensus workshop raised concerns about improper storm water management and the potential for pollutants to enter nearby watercourses. In generalized terms the watershed drains east to the unnamed drainage course with the northern section of the Plan area, draining north via various minor natural gullies and ditches.

The Legal Crossroads Area Structure Plan area is located within the Central Parkland sub region. "True parkland vegetation with continuous aspen forest broken by grassland is now rare due to large scale clearing and agricultural development." (Achuff, 1994).

There are no Environmentally Sensitive Areas (ESA’s) identified within the Area Structure Plan area. However, a natural drainage course which flows in a north-east to south-west direction through the Plan area is of local significance as it forms a natural buffer between existing industrial uses and country residential uses. (Refer to Map-3 Development Constraints). The watercourse is well treed and appears to be moderately incised. Alberta Environment have advised that pursuant to Section 3 of the Public Lands Act, the Crown in right of Alberta claims ownership of the naturally occurring bed and shore of the watercourse.

Areas of remnant natural vegetation tend to be located as a border around the unnamed drainage course to the east of the CN spur line and in SW 27-57-25-W4 east of Highway 2. Dominant native vegetation in these areas includes aspen poplar (Populus tremuloides), balsam poplar (Populus balsamifera), beaked hazelnut (Corylus cornuta), sedges (Carex spp) and cattails (Typha latifolia).

The Canada Land Inventory for Agricultural rates the land as Class 2 and 3 capability, meaning it has moderate to moderately severe limitations for crop production. The lands are also given a sub class of S, meaning that soil limitations exist in the area.

3.2 Existing Land Use

A land use survey was conducted on September 21, 2000. Existing land uses are shown by Map 4 — Existing Land Use and Land Use Districts.

Existing land uses within the Plan area may be grouped into four (4) broad categories: industrial, highway commercial, country residential and agricultural.

Industrial uses consist of Sturgeon Valley Fertilizer Plant, St. Denis Seed — Pea Plant, Alfalfa Processing Plant, Agricore grain elevators, and Champagne Edition, which produces recycled rubber flooring. The industrial uses are centered along the CN Rail spur for access to bulk transportation of goods. Champagne Edition is located on the western boundary of the Plan area and has access to Highway 2 via a service road.

Highway commercial uses have congregated around the intersection of Highway 2 and Secondary Highway 651. Specific uses include: Red Circle Gas Station, Wheeler’s Gas Station and Diner, Legal Motors and Co-op Diesel Cardlock. These uses are typical for land located adjacent to highways and major entrances to towns. Those uses with frontage to Highway 2 are provided access via a service road, however, the standard of the service road does not satisfy current Alberta Infrastructure requirements.

Residential uses consist of a small pocket of country residential, known locally as Leomar Subdivision and is located in the northeastern corner of the Plan area. A number of farmsteads are also scattered throughout the remainder of the area.

In terms of land area the predominant use is agricultural. Crop production and some grazing, of both domestic and exotic animals, are the main forms of agriculture.

3.3 Surrounding Land Uses

3.4 Development Constraints

3.5 Transportation

The existing transportation network within the Area Structure Plan area includes Provincial Highways (Highway 2 and Secondary Highway 651), County Roads (Range Road 252, Cyr Road and Leomar Ravine Road).

Secondary Highway 651 extends west of Highway 2 to Highway 33 and east through the Town of Legal onto Lily Lake Road. It is a two lane undivided road. Sturgeon County currently controls access management however, Alberta Infrastructure will assume responsibility for access management after September 2001.

County roads (Range Road 252, Cyr Road and Leomar Ravine Road) are 2 lane-unpaved roads serving the access needs of country residential uses, local farmsteads, and industrial uses in the Plan area. Both Range Road 252 and Cyr Road have direct access to Secondary Highway 651.

The area is also served by a CN Rail spur line, formerly known as the Athabasca Subdivision Line. This line offers direct rail access south to Morinville and on to Edmonton. Discussions with CNR representatives reveal that the line is now abandoned north of the Plan area with the tracks having been removed some time ago. However the line is used on a weekly basis for the purpose of transporting grain and other agricultural products from the alfalfa processing plant and the three-grain elevators in the Plan area. When questioned on the expected longevity of the line CNR advised that there were no plans at present to eliminate the service as long as the demand for grain hauling was still apparent.

3.6 Municipal Services

The Plan area is currently partially serviced with a piped water distribution system. A supply main connected to the Town of Legal supply, carries water west along Secondary Highway 651 to existing highway commercial uses adjacent to Highway 2. A branch line runs north near Sturgeon Valley Fertilizers to service existing industrial uses and the country residential area in the vicinity of Loemar Ravine Subdivision. Developments not serviced with piped water need to rely on trucked in water with cisterns or private wells.

The area is not serviced with a piped sewage collection system so private sewage disposal systems are being used.

Stormwater management is primarily through the use of drainage ditches and culverts, which divert surface run-off toward the east. As further development occurs, the need for a comprehensive storm water management plan may be required. Sturgeon County will need to assess each development to ensure that the increase in run-off will not adversely affect the existing developed areas and natural areas.

Franchise utilities currently available include telecommunications (Telus), power (Transalta) and gas (Alta gas). Discussions with franchise operators indicate that extension of their respective services does not appear to be problematic.

3.7 Historical and Archeological Resources

4.1 Development Concept

Map 5 - Future Development Concept illustrates the preferred future land uses for the Plan area. The Development Concept establishes areas where future land uses should be located. The following briefly describes the proposed Development Concept:

• Business Industrial uses are restricted to west of the C.N. right-of-way in order to provide appropriate separation distance from residences east of the C.N. right-of-way.
  
  
• Industrial Development standards have been recommended to minimize conflict between industrial and adjacent land uses.
  
  
• A new Business/Industrial district is proposed for the land abutting the highway commercial uses. It is proposed that business/industrial uses would be those uses consistent with what is defined as a Type II Industrial Uses.
  
  
• Highway commercial uses have been located adjacent to major thoroughfares. Expansion of these uses north and south of Secondary Highway 651 and along Highway 2 is proposed.
  
  
• Country Residential uses have been limited to that area east of the C.N. right-of-way to reduce potential future conflict as the industrial area develops.
  
  
• The majority of the land is proposed to remain designated agriculture. This will help to mitigate land use conflicts between residential and industrial and commercial, while allowing the land to remain in agricultural production. This is consistent with Sturgeon County's policy to preserve productive agricultural land when possible.
  
  
• The Development Concept also indicates access management and circulation improvements required to support the land use pattern. Alberta Transportation access points are indicated by double arrows. The internal roadways form a simple grid and are proposed to be developed to an appropriate standard, which includes paving. Appendix A of this Plan contains an extract from the MD of Sturgeon No. 90 Development Guidelines and Minimum Servicing Standards which details the standards for design and construction.
  

4.2 Land Use

Goal: To ensure the development of orderly, efficient, environmentally sound and compatible land uses in the ASP area.

Objectives

Objectives related to Land Use include to:

• Allow for Highway Commercial and Industrial development.
• Minimize land use conflicts.
• Prevent premature subdivision of productive agricultural lands.

Policies

Sturgeon County will:

Highway Commercial

4.2.1 Location of Highway Commercial Development

Direct Highway Commercial land uses to areas designated for this purpose on Map 5 — Future Development Concept.

Business/Industrial

4.2.3 Location of Business / Industrial Development	Direct Industrial development to areas designated BI — Business/Industrial on Map 5 — Future Development Concept.
4.2.4 Creation of a New Business/Industrial District in the Land Use Bylaw	Amend the Land Use Bylaw to create a new Business/Industrial District to allow for medium to Type ll industrial uses within an industrial park setting. Type ll industrial uses are defined as: "General Industrial Type II means those developments in which all or a portion of the activities and uses are carried on outdoors, without any significant nuisance factor such as noise, appearance, or odour, extending beyond the boundaries of the site. Any development where the risk of interfering with the safety and amenity of adjacent or nearby sites, because of the nature of the site, materials or processes, cannot be successfully mitigated, shall be considered General Industrial Type III."
4.2.5 Industrial Development Standards	Require Industrial uses through the provisions of the Land Use Bylaw and other municipal bylaws, to ensure quality developments through the siting and design of buildings, landscape treatment, location and screening of storage and parking areas and the appropriate scale and design of signing that recognizes the surrounding natural and/or industrial setting.
4.2.6 Buffers with adjoining lands	Require developers to establish 10 metre (32.8 feet) wide treed buffers along all common boundaries with SE 27 57-25-4 for the purpose of reducing the impact of industrial uses to neighbouring residential uses.

Country Residential

4.2.7 Country Residential Development

Restrict country residential development to those areas designated for that purpose on Map 5 — Future Development Concept.

Agricultural

4.2.8 Preservation of Agricultural Lands

Leave blocks of agricultural land designated as Agricultural as shown conceptually on Map 5 — Future Development Concept to avoid premature subdivision and loss of productive agricultural land consistent with policies contained in Sturgeon County’s Municipal Development Plan.

4.3 Environmental Management

Goal: Protect natural areas and promote environmentally responsible development.

Objectives:

Objectives related to Environmental Management include to:

• Protect natural areas.
• Protect wildlife habitat and wildlife corridors.
• Protect the integrity of the County’s natural drainage systems.

Policies:

Sturgeon County will:

4.3.1 Environmental Reserve	Require applications for subdivision within the Plan area to dedicate as environmental reserve, all lands in the area to be subdivided as environmental reserve as described in Section 664 of the Municipal Government Act.
4.3.2 Setbacks from Permanent Water Bodies	Require a 30m (98 feet) wide setback from the lot line of the shorelands of permanent water bodies within the Plan area at the time of development.
4.3.3 Preservation of Natural Areas Designated in Development Concept	Work cooperatively with landowners and Alberta Environment to discourage in appropriate use and management of natural areas as designated on Map 5 — Future Development Concept.

4.4 Transportation and Access

Goal: To ensure that an effective transportation network is developed that considers local and regional needs.

Objectives:

Objectives related to Transportation and Access include to:

• Plan and manage transportation improvements in cooperation with Alberta Infrastructure and neighbouring municipalities.
• Improve safety and circulation of the Plan area’s transportation network.

Policies:

Sturgeon County will:

4.4.1 Internal Roadways	Require future subdivision and development to be consistent with conceptual roadway system as shown on Map 5 —Future Development Concept. This roadway system will serve as a framework for the design of an internal roadway network to County standards as shown in Appendix A - Development Standards for Rural Industrial Subdivisions as may be amended from time to time. The alignments shown are meant to be approximate.
4.4.2 Roadway Widening	Require where Alberta Infrastructure and Utilities determines that additional land for widening of Highway 2 and or future interchanges, as conditions of subdivision approval to ensure that these requirements are accommodated prior to, or concurrent with endorsement of the final plan of subdivision.
4.4.3 Access Management	Review with Alberta Infrastructure its position and grant variance of the requirement of Section 14 of the Subdivision and Development Regulation, once it receives written assurance from Sturgeon County that it will cause construction of intersection improvements to occur when required by and to standards approved by Alberta Infrastructure. This will allow developments to occur on site prior to the requirement for intersection improvements to occur.
4.4.4 Service Roads	Require construction of a service road in accordance with the terms of a development agreement with the developer to the County’s satisfaction. Rear service roads would be preferred.
4.4.5 Roadway Standards	Require roadways to be designed and constructed to a standard acceptable to the County as taken from the M.D. of Sturgeon No. 90 Development Guidelines and Minimum Servicing Standards Manual as amended from time to time. Current roadway standards for Industrial Subdivisions are attached as Appendix A .
4.4.6 Aesthetics and Gateway Function of Highway 2 and Secondary Highway 651	Require a landscaped setback of 10 metres (32.8 feet); and open storage and parking areas should be located at the rear of buildings wherever possible; or ensure that storage and parking areas are properly fenced or screened to avoid unsightly viewing from the Highway given the importance of Highway 2 and 651 as the Gateway to the Town of Legal.
4.4.7 Alberta Infrastructure Approvals	Refer all applications proposing re-designation and/or subdivision of lands adjacent to Highway 2 and Secondary Highway 651 to Alberta Infrastructure. The requirements of the Municipal Government Act Subdivision and Development regulation shall apply.
4.4.8 Traffic Impact Assessment	Require a Traffic Impact Assessment to accompany all applications proposing re-designation and / or subdivision of lands adjacent to Highway 2 and Secondary Highway 651. The developer(s) shall bear the cost of carrying out the Traffic Impact Assessment and any road upgrading and /or construction required as a result of the Traffic Impact Assessment.

4.5 Municipal Services and Standards

Goal: Ensure the Plan area is adequately serviced to a County standard.

Objective

Objectives related to Municipal Services and Standards include to:

• To ensure the area is serviced to a County standard in an orderly, efficient, economical and environmentally sound manner.

Policies

Sturgeon County will:

4.5.1 Potable Water Supply	Require; notwithstanding Policy 4.5.2, that potable water be made available to future development through trucked-in water or private wells. If private wells are used, these must comply with County and Provincial standards.
4.5.2 Water Distribution System	Pursue upgrades to the existing water distribution system if desired at the sole cost to the developer(s). This will require the cooperation of the Town of Legal and further engineering studies beyond the scope of this Plan.
4.5.3 Sewage Disposal	Require private sewage disposal systems be either in the form of pump-out septic tanks or if soil conditions permit, as proven through percolation tests, a sewage disposal field may be permitted. Any proposed sewage disposal field must comply with County and Provincial standards. Development of a piped sewage collection system is deemed to be uneconomical.
4.5.4 Stormwater Management	Require in accordance with Provincial standards, that post development rates do not exceed predevelopment rates to the satisfaction of the County and/or Alberta Environment. Stormwater collection can be accomplished through collection in roadside ditches and surface ditches to convey water to natural drainage courses.
4.5.5 Franchise Utilities	Require individual developments to determine provision of shallow utilities at the subdivision stage based upon capacities and right-of-ways required. Franchise utilities that service the Plan area include telecommunications, electricity, gas, and water.
4.5.6 Fire Protection	Enhance and maintain the naturally occurring drainage basins for use as an emergency fire fighting resource. Also review provisions for fire protection for specific uses at the development application stage.

This ASP will guide Sturgeon County regarding growth and development within the Legal Crossroads area. Once adopted, amendments will be necessary to the Land Use Bylaw and Municipal Development Plan. Further studies may be required in order to implement improvements.

Objectives

Objectives related to Implementation include:

• to implement policies contained in the ASP to guide decision-making regarding subdivision and development within the ASP area.
• maintain the ASP as a current tool, updating it as required through an orderly amendment procedure.
• utilize the ASP as a marketing tool to attract new industrial and commercial development to the area.

Policies

Sturgeon County will:

5.1 Phasing	Require phasing of subdivision and development based upon market demand and logical extension of roadways and services. Several areas can be developed concurrently. A logical sequence for development is generally from the west, along Highway 2, in a eastward direction. A logical phasing sequence is shown on Map 5 — Future Development Concept.
5.2 Outline Plan Requirements	Encourage 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 should include the following: proposed land uses; proposed accesses and internal roadway system; site servicing details for water, sewer, storm, power, natural gas and telephone, and any required external upgrading; proposed location for municipal and/or environmental reserves and buffers; proposed phasing; and any other matters identified by the County.
5.3 Municipal Reserves Dedication	Require the developer to dedicate 10% of the gross developable area as municipal reserve, or cash-in-lieu of land or a combination of both. Land provided as buffers may be credited towards the municipal reserve dedication.
5.4 Amendments to the Land Use Bylaw	Amend the Land Use Bylaw to create a new Business/Industrial District. Other amendments to the Land Use Bylaw will need to be initiated by the developer at the time of subdivision.
5.5 Finance	Require financing of on-site and off-site costs of servicing and roadway improvements for developments through local improvement taxes for existing development and development and servicing agreements for new developments.
5.6 Plan Amendment	Provide for an orderly amendment process that includes community consultation for any proposed changes. In considering amendments to the ASP, Council will give due regard to the proposed use considering: consistency of the proposal to goals and objectives of the Legal Crossroads ASP; 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, sewer and other services; and potential impacts on adjacent lands.
5.7 Review and Update to the ASP	Undertake a review and if necessary update the ASP at five year intervals to maintain the document as a current planning tool. The review should give consideration to the demand and absorption of lands for highway commercial and industrial development and whether it would be desirable to have additional lands designated for those land use purposes.
5.8 Developing a Marketing Prospectus	Work with the Town of Legal should jointly develop a prospectus to market lands within the Legal Crossroads ASP to prospective developers and businesses.

All the terms and meanings in this Area Structure Plan shall carry their normal definitions unless otherwise defined herein.

"adjacent municipality" means a municipality that shares a common boundary with any other municipality.

"agricultural land use" means the use of lands, buildings or structures for the raising of non-domestic animals and/or the growing of plants for food or other production.

"area structure plan" means a statutory plan, adopted by by-law, which provides a policy framework for subsequent re-designation, subdivision and development of a specified area of land in the Municipality pursuant to Section 663 of the Municipal Government Act.

"buffer" means a row of trees, shrubs, earth berm, or fencing to provide visual or physical separation and/or noise attenuation between lots or a public roadway.

"business/ industrial" means an area of land primarily developed for light/medium industrial uses with possibly office and retail sales as ancillary uses.

"councils" means the Municipal Councils of Sturgeon County and the Town of Legal.

"country residential" means the use of a relatively small lot, principally as a site for a private single detached dwelling or manufactured home, where permitted in a rural setting and in respect of which the Land Use Bylaw may allow other accessory uses of the dwelling or the lot to be made.

"developer" means an owner, agent, or any person, firm, or company required to obtain or who has obtained, a development permit.

"development" as defined pursuant to Section 616 of the Municipal Government Act, specifically:

a) an excavation or stockpile and the creation of either of them;
b) a building or an addition to or replacement or repair of a building and the construction or placing of any of them in, on, over, or under land;
c) a change of use of land or a building or an act done in relation to land or a building that results in or is likely to result in a change in the use of the land or building; or
d) a change in the intensity of use of land or a building or an act done in relation to land or a building that changes or is likely to change the intensity of use of the land or building.

"development permit" means a document that is issued under a Land Use Bylaw and authorises a specific development pursuant to Section 616 of the Municipal Government Act.

"environmental reserve" means land dedicated (given) to a municipality during the subdivision process because it is considered un-developable for environmental reasons in accordance with Section 664 of the Municipal Government Act. This may include areas such as wetlands, ravines, drainage courses, steep slopes, etc.

"farmstead" means a dwelling which is used in connection with the raising and production of crops, livestock or poultry and is situated in connection with such farming operations. A farmstead may include a single detached dwelling, modular unit or a mobile home unit.

"historic resource" means a building, work, relic, tree or place which has historic, scientific, cultural, social, architectural, archaeological, natural or aesthetic significance.

"highway commercial" means an area along a major highway for the sale of goods and services to the community and surrounding region

"industrial arterial" means a facility primarily intended for through traffic, usually on a continuous route.

"industrial collector" means a facility that provides for traffic movements between arterials and local streets, with some direct access to adjacent property.

"local road" means a street or road primarily for access to residences, businesses or other abutting property.

"municipal development plan" means the plan adopted by Council as a Municipal Development Plan pursuant to Section 632 of the Municipal Government Act.

"municipal reserve" means land provided as part of a subdivision by the developer without compensation for park and school purposes pursuant to Section 616 of the Municipal Government Act.

"natural area" includes landscapes which are found in their natural state and may be remnant, undisturbed, diverse or contain unique environmental characteristics. Natural areas may also be disturbed.

"serviced land" means land that has been serviced with municipal sewer and/or water services.

"service road" means a frontage road but necessarily contiguous with the through road.

"setback" means the perpendicular distance as measured between that part of a building nearest to the front, side, or rear property line of the building site.

Achuff, P., Natural Regions and Natural History Themes of Alberta. A Classification for Protected Areas Management. Alberta Environment Protection, 1994.

Brocke, L.K., The Canada Land Inventory: Soil Capability for Agriculture in Alberta, Alberta Environment, 1977.

InfoTech Services and Associates, Environmentally Sensitive Areas Study Phase Three Report: Executive Summary, Submitted to Edmonton Metropolitan Regional Planning Committee, 1989.

Alberta Infrastructure, Highway Geometric Design Guide 1995, Updated 1999.

Lovatt Planning Consultants, Municipal District of Sturgeon No. 90, Municipal Development Plan Bylaw 818/96. 1997.

Salloum and Associates Inc. Municipal District of Sturgeon No. 90, Land Use Bylaw 819/96. 1997.

Town of Legal, Municipal Development Plan Bylaw #06-98, 1998.

Province of Alberta, Municipal Government Act, 1994.

Province of Alberta, Subdivision and Development Regulations, 1998.

Stewart Weir & Co, M.D. of Sturgeon No. 90, Development Standards guidelines & Servicing Standards for Residential and Industrial Subdivisions