The steering committee overseeing the development of the new Southeast Sundre area structure plan (ASP) has held its final meeting before the first scheduled public open house on March 11.
The committee and staff reviewed the latest draft plan at a meeting at the county office on Feb. 25.
“I think the committee has done a good job putting the plan together,” said MVC reeve and committee member Bruce Beattie. “Now we will see what the public thinks.
“The Sundre area has specific issues around stormwater and dealing with some of the runoff in some of the area,” he said. “And there's development issues. How to deal with residential development and still deal with development in the county as well.”
The new plan outlines development guidelines and conditions for eight sections of land immediately southeast of the Town of Sundre.
Once adopted the plan will replace the existing 2007 ASP, which contains a number of inconsistencies with the new countywide municipal development plan (MDP), which was adopted in July 2012. The Sundre plan must conform to the MDP.
“Each ASP can be more restrictive than the higher plan but they cannot be less restrictive,” he said.
The steering committee overseeing the development of the plan also includes Sundre mayor Annette Clews and MVC councillors Paddy Munro and Bob Orr.
The plan outlines 10 main objectives, including “to develop a plan that will guide future development”, “to provide for future land use that is sensitive to agriculture and rural surroundings and environment” and to “encourage recreational development that recognizes natural physical features in collaboration with the Town of Sundre Recreation Plan.”
The ASP area contains a number of existing businesses, including two bed and breakfast operations, two campgrounds, a gravel pit and several other businesses.
During the Feb. 25 meeting members decided not to include a proposal to expand the plan area into the existing Bergen area structure plan. On Jan. 22 committee members had requested administration examine the possibility of expanding the plan area.
“We decided to stick with the original area,” he said.
Regarding development in the ASP area, the latest draft of the plan states that “all multi-lot re-designation and subdivision applications proposed in the plan area should submit a concept plan that must include surface drainage and stormwater management plan, municipal and environmental reserve dedication strategy, architectural controls and guidelines, and transportation network illustrating access points and roads that meet current county standards.”
Regarding possible flooding, the plan states that “all future residential, commercial, recreational or other developments in the plan area will be required to conduct a detailed hydrogeological and surface water impact study by a hydro-geologist or groundwater expert.
“In the interest of an environmentally sensitive development, best management practices should be incorporated in the land development design. At source control should be the preferred method for runoff volume control.
“Natural drainage pathways, wetlands and springs should be protected from development and if necessary enhanced. A development boundary should be established to protect any escarpments.”
The plan also states that all applications for subdivision of more than one additional lot within the infill area (the northwest portion of the plan area immediately adjacent to the Town of Sundre) “must submit the density and predicted population for future development, future layout with local roads and utility corridors, and demonstration of buffering from adjacent uses.”
Regarding transportation and access within the ASP area, the plan states that “all proposed local subdivision roads must meet current county standards at the time of subdivision including the dedication of road widening at time of subdivision. All costs for construction and improvements to county roads will be borne by the developers.
“Applications for multi-lot subdivisions resulting in four or more additional lots on a quarter section or large scale development that is within 800 metres of Highway 27 or Highway 760 shall be supported by a traffic impact assessment.”
The special recreational area section of the plan includes that “if the land is demonstrated to be environmentally sensitive, the developer must demonstrate how the proposed development will be low impact, minimize impacts on the environment, and not impact adjacent lands.”
Regarding natural resource extraction, the plan states that “residential development is prohibited within 300 metres of a natural resource extraction site include gravel pits” and that “any future gravel extraction in and around the plan area will require appropriate approvals from government and non-government agencies and proper development setbacks.”
Under the plans developers will be required to prepare and submit wildfire hazard assessments with initial proposals, prepare emergency plans with all concept plans, and provide fire service access routes in developments with treed areas.
The March 11 open house to give the public a first look at the plan will be held at the West Country Centre. Public comments will be gathered at that meeting through a written questionnaire, which will also be posted online.
“The draft plan and all the maps will be there for anyone to have input,” said Beattie. “We are probably looking at four or five weeks after the meeting before the committee will meet again, to give time to consider the input.”
He said he would like to see the Sundre ASP in place before the October municipal election.
“It depends on the kind of input we get from the public,” he said.
The Sundre ASP is one of several such plans being developed in Mountain View County, including the Highway 2 and 27 ASP for immediately east of Olds.
