Mountain View County (MVC) council has approved the new South Carstairs area structure plan (ASP). The move came by way of motions at a recent regularly scheduled council meeting.
The plan will guide future development of a highway economic growth node that is identified within the municipal development plan.
The plan area, totalling 10 quarter sections, is concentrated around Twp. Rd. 294 and Rge. Rd. 10 on the southern portion of the county and encompasses lands with direct access to Highway 2A.
The plan’s development was overseen by a steering committee appointed in November 2016 and made up of councillors and members of the public at large.
“I had a really good committee to work with,” said steering committee chairman Robin Fair. “I’m quite pleased with the plan. I’ve never attended any of the meetings for any of the other area structure plans, but ours seemed to work well.
“Everyone now knows what the rules are before they invest time and money in proposing a development (in the plan area).”
The plan development process included open houses on Nov. 8, Nov. 28 and March 6 and consultations with stakeholders through a survey.
Neighbours within a one-mile radius of the plan area also received notification from the committee asking for comments.
According to the plan, key goals of the document include encouraging diversification and business retention, concentration of commercial and business park development, preservation of natural environmental features, fostering collaboration with adjacent municipalities, development of long-term infrastructure strategy, and county-wide agricultural preservation by providing space for future economic development.
The plan was given first reading in May and approved on June 27.
Covering the existing business park at the site (the Rainbow business park) and surrounding lands, the plan provides for the opportunity for increased growth for business park type developments, administration said in a briefing note to council.
During the planning process ISL Engineering conducted a servicing feasibility study for the plan area.
“The study reviewed different servicing scenarios including municipal water and wastewater options, stormwater management, and the costs associated with providing those services,” the note stated.
Key policies in the plan include that subdivisions shall occur in conformity with the provisions of the municipal development plan, the density is two titled lots per quarter section, and detailed concept plans will be required in support of a re-designation application.
As well, a minimum 20-acre first parcel proposed does not require a concept plan; however it should have regard for the future build-out of the balance of the quarter and how it will connect to internal subdivision roads, and re-designation will be in compliance with the municipal development plan and the land use bylaw.
A number of land use policy areas are identified in the plan: agriculture, business park, and natural resource extraction.
Regarding agriculture, the plan states, in part, that, “All lands shall remain zoned agriculture until re-designated for use intended by the future land use concept. Upon adoption of the plan, landowners are not obliged to re-designate their property.
“Adjacent uses shall respect existing agricultural operations, including their hours of operation, their odours and noises and the traffic they create. New agricultural uses shall similarly respect the presence of adjacent uses.”
The maximum parcel size for farmstead separations should be 10 acres with a minimum parcel size of two acres.
“Larger lots sizes may be permitted when required for shelterbelts, ancillary buildings, physical characteristics and land required to provide physical access.”
Regarding business parks, the plan states, in part, that, “Architectural and design controls are very important in this district, as it, too, will provide the entranceway to the county. Business parks shall provide architectural, design and landscape plans to conform to the county’s business, commercial and industrial design guidelines.
“All developers shall be encouraged to utilize the land stewardship centre’s green communities guide whenever possible, particularly for water conservation, collection and storage of supplemental fire suppressant water and individual pressurized sprinkler systems.”
Regarding natural resource extraction, the plan states, in part, that, “Any future sand and gravel extraction in and around the plan area will require appropriate approvals from government and non-government agencies and proper development setbacks. Aggregate resource extraction operations may require provincial approvals.
“Aggregate resource extraction activities are considered an interim use rather than an ultimate or final land use within the plan area.”
Water and wastewater services within the plan area will be provided by private systems and when required a communal system provided by the developer, the plan states.
“All future development shall provide evidence of sufficient water supply to support the development, in accordance with provincial regulations.
“The county shall not approve multi-business park subdivisions or development if the intended supply of water is groundwater and studies pursuant to the Water Act indicate the groundwater resources are insufficient or use of groundwater may unduly impact groundwater users already in the area.”
