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HomeMy WebLinkAboutBylaw 1289 - Three Hills Crk Area Structure Plan THREE HILLS CREEK AREA STRUCTURE PLAN A:woo - Pcceo_ eA _ \ \ e ck PIA- C1- Pkx.6- D-uk\cA THREE HILLS CREEK AREA STRUCTURE PLAN TABLE OF CONTENTS PAGE 1.0 INTRODUCTION 1.1 Plan Purpose and Objectives 4 1.2 Plan Area 4 1.3 Subdivision and Development History 4 1.4 Plan Interpretation 5 2.0 SITE ANALYSIS Too a h 7 2.1 p X -• 7 2.2 Soils and Vegetation 2.3 Utilities 7 p 2.4 Transportation 7 2.5 Land Use 8 'acent Development 8 evelo 2.6 Add p 2.7 Environmental Considerations 8 Design 2.8 Desi Considerations 9 2.8.1 Setback from the Valley walls and escarpments(topography) 9 2.8.2 Development within the 1:100 y ear floodplain 10 2.8.3 Development Near Water 10 2.8.4 Environmental Considerations 10 2.8.5 Q Y ualit of Soil(CLI classifications) 11 2.8.6 Existin g Developments 11 2.8.7 Statutory Plans 11 3.0 DEVELOPMENT PLAN Developable Areas 14 Recommendation 16 4.0 PLAN IMPLEMENTATION o Plan Adoption 18 p Land Use Bylaw Amendments 18 5.0 ENACTMENT 1.0 INTRODUCTION 1.1 Plan Purpose and Objectives The purpose of this Area Structure Plan is to provide a framework for subsequent subdivision and development of the Plan Area as shown in Figure 1. The objectives of the Plan are as follows: - To show the general location of land uses and required roads for the Plan area. - To describe the sequence of development in the Plan area. - To describe the density of the population proposed in the Plan area. 1.2 Plan Area The Plan area is located in the Red Deer River Valley 10 kilometers northwest of the City of Drumheller. Included is a section of the Three Hills Creek, from the Creek's confluence with the Red Deer River to a point one mile west. Most of the Plan area is located along the Red Deer River Valley bottom. The Plan area is approximately one square mile in size, consisting primarily of agricultural land. Secondary Highway 837 (Dinosaur Trail South), runs along the Plan's western boundary at the foot of the valley walls. The Red Deer River forms the Plan's eastern boundary. 1.3 Subdivision and Development History In 1983 an application was made to subdivide a 10.75 acre farmstead parcel from the N.E. 1/4 34-29-21. The application was approved by the Calgary Regional Planning Commission and registered in August of 1983. This subdivision includes a 31 metre wide environmental reserve along the Red Deer River. Also included in the parcel is a narrow, (66 ft.) strip which crosses the north west quarter of section 34 to provide access to Secondary Highway 837. In the same year, 1983, all of the remaining parcels in section 34 were sold as joint ownership or undivided interest parcels (figure 2). The purchasers were told by the vendor that they could form themselves into an association, formulate their own rules and regulations and have the property divided among the owners. This action would preclude the involvement of the subdivision approving authority, the Palliser Regional Planning Commission as well as the Municipality. Purchasers of joint ownership were lead to believe that as long as they only put trailers or other temporary structures on the land, they would not require development or building permits. Over fifty people had purchased land and had begun placing trailers, sheds and even houses onto the property until municipal officials issued a stop order. In 1985 an application was made to subdivide 5.5 acres of undeveloped land in the S.W. 1i4 34-29-21-W4M. The applicant was refused by the Palliser Regional Planning Commission because the M.D. of Kneehill Land Use Bylaw and the Regional Plan allow for only two sites per quarter section. This would have been the third parcel in the quarter section. . . . Page 4 Figure No. 1 LOCATION MAP i BLERIOT I 1 At FERRY 38) 17 - --�16 2t 0 m 56 ' 1 Olds • Troche • 27 0 -P. L Three Hills co Orrin 0 O (-- ' 1 8-- ______ 9 Acme Carbon ' 1 �Nac •i' 0 (I) 0 ter I Airdri e 1 ) 837 \, 21 I' r •' I 77-'iz-e_ - 0 ` t Q . "D ,, i�k .Ala. 91... PLAN ,✓ /1/s C tee* AREA i e-_,--- , ' 1 9S::::W.Lei::::/.'.1.:124A:.fii: I I) 1.thilin2:11:31:4.:::51::- 3 2 - _ 33 1• ..• :. :x;:33;4::.:::.:: 1 Ic: iI I r I1 Ite.:i....:':--1:.:-::l::--.::!::- N I I - ' 7/ ,r -- • 29 - - 28 -X-- -+— &'O --e----- I 41111)‘..1_.. ----- i c ,` 1:) - DEER j' wammift;:ir T Carbon (//J' ! 1 ; I ..____ I 1 f -j o (t ? j .1 1 —- 21 - - 1 -- - 2 3 - 0 O�,G e,. TI-TREE HILLS CREEK AREA STRUCTURE of PLAN �`' PLANNING REGIONAL }0a:1-.1111.1.M4-8 COL,f COMMISSION 1 Figure No. 2 i i &_o. 4 Si OWNERSHIP MAP ..',714, 1 13.,.. 1 I 11 , ........,,,4 .6.Q.. . 1 1 ki_5,4 4 '4 tett,I I I 1 30-21-.. lt4 \ tf � A.&M. rl Stanger 4 t 153.6 ac 0hrnp,.'zi/ 411rr Forestry / 1 '� Lands&Wildlife 1,4 �` (21.10 ac) e � a Yi MD#48\\\\ 1 ��-%s'N., , .4 (9.30ac) d' ..11111P W Creek IP (Total of 15.5 ac) Jaapi Enterprises(6/14) + D.Adie(19,20)t V.Laker(1/20) E.Eggen(1/14) t t �� Flii B.&S.Peyton(1/14) 1 z, ! (136.96 ac) ik ... A.Hamadiya(1/14) o �:, E.Link(1/14) `. 0 W.&F.Rose(1114)• t - L.&L.&M.&P. c 837 D. die N.&A.Claria(1/14) �. '/ �� Jaapi Enterprises (10.75 ac) E.Sigardson(1/14) t Andrew � R.&A.Skapin(1/14) �`�. ���� (i 3.8 ac) (Total of al\ gN 6 9.6 ac) 33 _ _ . 29-21-4 •• \ \ G.&E.Walker '/ (Total of 80.23 ac) (1/20) . Jaapi rpdses nter Jorginson g L.&M.&P. ��� 14) Plumbing ���► \ D.Adie(9/14) &Heating Andrew B.&B.Beaton � (1/20) \� (1/14) K.Corry G.Fennell (1/20) Ill'I (1/14) D.Adie c !�� L.Bull(rota!of 71.5 a ) M► 17/20 Jaapi Enterprises(5/11) ' • 'G (1/14) ( ) D.Tomaszyk& 7--- ■� G.Lowe(1/11) ? .i:: �t2� A..s .•� S.Kratchmer(1,11) —' �,1� �� 7 A.&D.Mantel(1/11) � R.&T.&J Steel F.Maleski(2111) �� /� (0.1 ac) D.Adie(1/11) �/11` L.G.Butler J1, (8.7 ac) it .. ------ f t -- --_-_.---------—7 �� Vii.-41.M i 1 4041 28 V 27\ 29-21-4 N 29-21-4 J TI---FREE HILLS CREEK AREA STRUCTURE PLAN vT p PLANNING ER REGIONAL t1 I1 ;1�)\ Ni D.of KNEE!IILL NQR This decision was appealed to the Alberta Planning Board,the appeal was dismissed for the reasons given above and because the property was held in joint ownership. The Board's report read thus, "The Board has empathy for the appellants situation with respect to the ownership via an undivided interest in the subject lands,however the Board believes that the proposed subdivision is not warranted at this time and that a subdivision approval would only serve to complicate the issue of the ownership of the lands, which is presently before the Courts." Due to interest shown by land owners and others in subdividing for country residen- tial uses in this area and elsewhere in the Red Deer River Valley, a study was under- taken in October, 1990 to examine the feasibility of subdivision and development in the Valley. The study was submitted to the M.D. of Kneehill Council to assist in determining a course of action for the area. On July 7, 1992 an Area Structure Plan for the Kneehill Creek Area was adopted by the M.D. of Kneehill Council. As a result of inquiries by area landowners, in early 1993 Council moved that the Palliser Regional Planning Commission prepare an area structure plan for an area at the confluence of the Three Hills Creek and the Red Deer River. 1.4 Plan Interpretation The policies contained in the Plan are written to ensure a measure of flexibility in response to changes that may occur as the Plan Area is developed and/or subdivided. In this Plan: 1. "Plan"means the Three Hills Creek Area Structure Plan. 2. "Plan Area"means the area shown in Figure 1 of this plan. 3. "Land Use Bylaw" means the M.D. of Kneehill Land Use By-Law No.1061 adopted by council pursuant to the Planning Act. 4. "Council"means the Council of the M.D. of Kneehill No. 48. 5. All other words and expressions have the meanings respectively assigned to them in the Land Use Bylaw,Regional Plan or the Planning Act. . . . Page5 SITE ANALYSIS 2.0 SITE ANALYSIS 2.1 Topography The Plan area is situated along a portion of the Red Deer River Valley and Three Hills Creek Valley. Lands along the valley floor, (often referred to as a river terrace), are predominantly flat with a slight slope towards the River. The valley walls have a very steep slope and because of their constituent material (bentonite) are inherently unstable. Development on the valley walls or at their base is regulated by the M.D. of Kneehill Land Use ByLaw. 2.2 Soils and Vegetation Soils in the Plan area are rated 5M and 7T according to the Canadian Land Inven- tory. The inventory classifies soils according to their agricultural capability, with class 1 soils being the most fertile and class 7 soils the least fertile. The subclasses, or suffixes are based on the limitations of the soils. The 7T soils are found along the Valley walls and within the Three Hills Creek Valley. The suffix "T" represents adverse topography. Being composed of bentonite soils, the valley walls are subject to a great deal of erosion. Periodic intense summer downpours, and spring runoff, combined with the highly erodible nature of the bentonite soils results in the valley walls being inherently unstable. Soils along the valley floor are classified 5M. The suffix "M" indicates that the soils have a low moisture holding capacity. This is caused by adverse inherent soil characteristics which limit crop growth. This area has been farmed in the past and continues to be farmed today. Because of the aridity of this area and the nature of the soil,wheat has been the crop planted in this particular area. 2.3 Utilities The Plan area is served by natural gas, electricity and buried telephone services. Existing developments utilize a private well and a private septic tank and field sewage system. 2.4 Transportation The only public road in the plan area is Secondary Highway 837 which runs through g the Plan area in a north/south direction. Secondary Highway (S.H.) 837 forms P art of a scenic drive known as the Dinosaur Trail. This loop follows S.H. 837 on the north side of the Red Deer River from Drumheller to the Bleriot Ferry and returns to Drumheller on the opposite side of the river using S.H. 837 and S.H. 575. According to Alberta Transportation and Utilities the current average daily traffic in this area is 206 vehicles per day and the current average annual summer daily traffic is 273 vehicles per day. The traffic volumes are expected to increase to 300 to 800 vehicles per day over the next 20 years. . . . Page7 In 1991 a 4.6 km section of S.H. 837 from the Three Hills Creek 838 was widened and re-paved. Bridge north to S.H. p d. In 1992 a 4.5 km section from the Three Hills Creek Badge south to secondary 575 was also widened and re-paved,P , with the exception of a 0.9 km section located next to the Red Deer River. This short stretch of road has a step valley wall on one side of it and a cut-bank of the Red Deer river on the other side. Because of these limitations the l e width of the road narrows to 7 metres along this stretch. This portion of the road has an oiled surfs completed by Alberta surface. A report has recently been com P Y erta Transportation and Utilities detailing the costs involved in improving this stretch of roadway. Any improvement - widening of the road. With Y P t would necessitate the t the valley wall to the immediate west of the road and the Red Deer River to the east of the road any widening would involve • the hillside or encroaching g volve ether cutting into ng on to the river, or a combination of the two. Because of the expense involved in widening this segment of road, th gravel and � the report recommended re- surfacing the road with gr d an oil bound surface. The proposed alignment and river bank protection would take place when the budgets allow. This minimum cost alternative is to be reviewed again in 3 to 5 years time. 2.5 Land Use From the Northern boundary of the Plan ' area south to the Three Hills Creek, the topography is too rough to allow any cultivation. In the areas a a segment adjacent to the Three Hills Creek, including egment of the Three Hills Creek Valley, the meandering pattern of the creek, native vegetation, and low elevation preclude or cultivation. South of the Three P e �Y development e Hills Creek there is an area of approximately 250 acres under cultivation. In the centre of this area is a 10.75 acre farmstead • armstead subdiv�- sion. The subdivision includes an access road that runs east from Secondary High- way 837 towards the farmstead site. An Environmental Reserve parcel -�s located between the Red Deer River and the farmstead parcel. Immediately north of this subdivision is a mobile home which has been placed on • permission of the Municipality. p the property without the unicipality. At the Southern end of the Plan area on triangular piece of land between S.H. 837 and the River is ' a the Lion's Youth Camp. This area consists of a quonset, baseball diamond and r depicts existing land use in the Plan area. recreation area. Figure 3 2.6 Adjacent Development The Plan area is bordered on the west by steep Valley Y w ails, and on the east by the Red Deer River. The surrounding prairie lands are used exclusively for agricultural purposes. To the east, across the Red Deer River is an area of extreme badlands topography known as Horsethief Canyon. The canyon, a tourist ' along Dinosaur Trail North. Also across Y attraction, is located oss the river, adjacent to the southern portion of the Plan area is an agricultural area in the valley bottom, ' the Plan area. The Municipal Y gym, of similar topography to unicipal District of Starland has jurisdiction over the lands the east side of the Red Deer River. on 2.7 Environmental Considerations In a study completed for the M.D. of Kneehill by the e Palliser Regional Planning Commission and Cottonwood Consultants, a number of environmentally significant areas were identified within the municipality. Two of Y t the Area Structure Y these areas are located within e Plan, one of which is the Three Hills/Ghostpine Creeks.s. The . . . Page 8 Figure No. 3 1, ..,„k\ --'—,.. --%, EXISTING LAND SSE ,,,__ ___,...._ 4,1 ,6_.. LEGEND:, ..,A, I ‘ ,.,„,,-- �4 ' r : 1.:.:...]4 ` .30-21-A4! f REReexssiisddtieenn ng c t e a I. - Agricultural 179�/ � _ Recreational kJ ip , ‘_ -::::::::-: .p ve4/, - ,< J/ 1 tea.1 \\\ :-.--:-r,,,,,,--- ,.,,.... 0— 4 u...z.::::..--..-:-..:::-.-::::..::::::...:_:...:::: :,,,ff:::::::::::1-.----4.- 1.lzfr--.., 7 77.7.7.--:- . . ... , . ... . ::-.--...---..4,-1----- -, __,.. .....-_-...-.-.-.-:-.--.-..-...9,..6c.---....w-:-.-...-.--.-:-.--,-,- ::::::::-.-.......--.-::::::.-:::.:::::-.`A __......,--.1.-.. -.:::.-:::::.--:::::::-:::-.-:::-.::::::-..--::-.1:::::-..--:-::::--:::::.:-..--::::::::-::::--:--:-.:::::-;;:::::::: .;-.----.:-::::.-:-.-:::.:-::::::-.1.1:-.--:-:: :.:,-.--:;-:----.---------6-4--.------------: .::::::::::::::;_:::!:::.-..-- --::::'-:,',;:::::-::-...-.:.:-:-,-:-:;-..--:.::-::::,..1--.:..:.i. .-.----ili-i-ifili-,\.. „'.. \ \ ty ,I ---.. .-...-::,::::::,-,..,3:::-.--::::::-..-..::::::-.:;.-:,:::::...--,.--„_;-;:::::!..:.::::::::.:.--.:::::::-.... , 1 -,--.-,.-:iy,.-::-.-,-...:..--..,::--.::.:::::.::.;.:-:,-,-:::-..--;::-;---,-,:-:.::::-:-:::::-,:-., ..-/ ,r... :.1 ' ." 71-i. ot, 83 7.‘- '..----..........:%:;-....'`.:..:;.':.:: . `. \■V \.;...-.77'7t1:77:7:77:7::-:::*.--1-;3 3 rfl ' 29-21-4 v -,atan/ -.4,:::::::::::-..--;-: ,.:":.-i.-:.i:.:.:.=...;:".....--......:: ::::!..::::.:"---,-,..:z.;':::-..-:::i I rekli 04 ‘■ I_., - , ,.......-:;:::::::::...-::::-;-.....i.:..;.:..,..,..,::,:,:f.,,-_-..-f.-,:-.:1;Jill I, _..,.. \.:....-:-,-:.;-,----.:..:::.::::.:-..*:.-...:%::-!.:.A---:-:,---c--- ...-•:.- a till, 1..::::- /b ....:::::-:.2'..::;.1*:: :::"!:-::..:;::.-.:".-.-1::::::-. it'OT.O■ -:::::::.:::::::-,....*:1:.::::;::7-:-.:*::::::-4 6--___ :::::::-....;_-;.:,„,-, -.:::_:::::--,%- ...,.. ....,,,,...:,,,:::::::,,,-- , ....,A.,\ E„0,,:_,..,..„.:::-..-..- :_,Iltuw/// - ------------:-. . A.,.. ..,,, , ,_ ....„,:::::::::::„:„....... -=-- ,,,,,,,,,............... N toi. -_-_:„..-. ---:-..- gr .�. .• _ ----_____k. iii _:1 2 8 —4\41." {,� 2 7�-. 29-21-4 29-21-4_ THREE HILLS CREEK AREA STRUCTURE PLAN \1.D.of KN1':I:II111. -1r T'AI_I.ISER REGIONAL PLANNING ioN, study identified this area as having several important features, these se being the - Nesting Habitat for Rare Birds of Prey - Key Deer Habitat The Environmentally Significant Area report gave the following consid- erations for the Three Hills Creek Valley: management cons�d- ey• - maintenance of native vegetation cover on adjacent uplands rovides f areas for birds of re p feeding prey - heavy grazing in valleys reduces their attractiveness for a variety of plants and animals. The second area within the Plan boundaries to be identified and con si dered environ- mentally significant is r eferred to as the Drumheller Badlands. The Drumheller Badlands includes the Plan area located within the Red Deer River Valley. This area possesses the following unique features which are identified in the ESA report: - Key deer habitat - Rare birds of prey nesting habitat Management considerations are suggested as follows to deal with ° areas: these significant - clearing and cultivation of river terrace flats reduces the suitability for a variety of wildlife of the area - maintenance of native vegetation cover on adjacent uplands provides feeding ng areas for birds of prey - some birds of prey (e.g. Golden eagle) are sensitive to human intrusion during critical nesting periods. 2.8 Design Considerations 2.8.1 Setback from the valley walls and escarpments care (to pography). The soils in the Drumheller area of the Red Deer River are oor r p lY consolidated and therefore efore prone to erosion. Because of the prevalence of erosion in the Valley the M.D. of Kneehill has incorporated regulations into the land use bylaw limiting devel- opment g vel- opment near valley walls. The land use bylaw requires setbacks from the toe of slopes, these being 30 feet where the slope height between 10 ft. and 100 ft. or p g t is one-third the slope height where the slope height exceeds 100 ft. These regulations have � been implemented for the physical protection of the developer as well as the legal protection of the Municipality and the Planning Commis- sion. g is sion. . . . Page9 2.8.2 Development within the 1:100 year floodplain. Being located in the valley bottom means that the plan area may be subject to some degree of flooding. Alberta Environment has not done any floodplain mapping for this area. An approximate 1:100 year floodplain must therefore be approximated from avail- able data. The Three Hills Creek bridge, located on Secondary 837, has a historical high water mark of 690.77 metres. This event occurred in the late 1940's or early 1950's. The chances of this high water mark being equalled is unlikely as the result of the Dickson Dam near Innisfail being build. In 1992 Alberta Transportation completed a study of a section of Secondary Roadway 837 at the southern end of the plan area. The study included an estimated 1:100 year flood level of 688.6 metres. From this information it may be estimated that the 1:100 year floodplain is at approximately 688.6 metres at the southern boundary of the plan area and at a maximum of 690.77 metres at the northern limit of the area. Based on these observations a height of 690 metres was chosen as the 1:100 year floodplain elevation. Figure 4 depicts the 1:100 year floodplain. The M.D. of Kneehill Land Use Bylaw addresses the issue of development in areas which are floodprone. The Bylaw states that land within the 1:100 year floodplain (as determined by Alberta Environment) shall not be developed unless sufficient landfill can be provided to raise the area above the flood level or other suitable flood proofing techniques are employed to the satisfaction of the Development Officer. On existing registered lots, development may be allowed within the 1:100 year floodplain provided that the developer or registered owner holds the Municipality harmless from any damage to or loss of the development caused by flooding. This is undertaken by way of an agreement registered as a caveat against the title. Another stipulation for this type of development is that the mechanical and electrical equipment are located above the 1:100 year floodplain elevation. 2.8.3 Development Near Water The M.D. of Kneehill Land Use Bylaw does not allow any devel- opment within 200 ft. of a river, lake, stream, or other permanent water body. This does not preclude the subdivision of land within 200 ft. of the Red Deer River or Three Hills Creek provided the land is not within the 1:100 year floodplain. However, the devel- opment of any building within 200 ft. of the River or Creek in not allowed. 2.8.4 Environmental Considerations Environmental studies carried out in the Plan Area have identi- fied some areas of concern. Of major concern is the maintenance of native vegetation along the river terraces. Preservation of vegetation is encouraged in order to provide habitat and feeding areas for native animals. It is therefore important that plans for . . . Page 10 Figure No. 4 L'`� r 1 : 100 YEAR FLOODPLAIN ... („.. 4/11 4:-:::- .t, # -....... % 1 tit I AL, i -!"----•'‘ 4 - 1:100 Year Floodplain (estimate) 30-21-All . ,.:. -:: -: f �� ki,g,. t. . _----_ __ __ ,__ ......• iJ ' 1' L- 0 1 \\ .. .-::::::.:;',-;-::::: :-:: ::.4.7 \it\.16 „ \.\ ' - ..rik7h;:f.'. -::::5: ::-:::-:------------;--- ,A1T-4. ,ii ' ,.::i-6::::::::::::::<,\-:-::::::::::::-:::::: ::::-::-:•. -:-‘:--:--:-.......---- -::7'."7::*': :::::::::.:: t. Ø; \ f ....\ rli i■ Ait '-;% .::.:::::.. I . -/'41'. Of ::•:.:::Q I 4` �; 837 UN‘‘‘ 4. \3 3 ( \_ - �\ 29-21-4 V Or 1 ,:109i ::::-. 1 ....• .,.. :::_: .. .:::::::::::::::::::::::::::::::::::::: 1 I , '41\ .::::::::::., .:.:.:.:.:.-: ................ .:-.4... „4,., .::::::::::- ...•.•.•• ik,_____. ..::.:.:::._-..z> .::.:.::::. 1 . :.:...:.:._ e - qiiliP \ .:::::r N .. ........, ..:.:::: ,&- ....,.....-7 .,-- ::::::::: $I% ...„ --• _!A$' •. r4 , it '‘ ii -y �� i fir. 28 _ - ,it! it 27\ 29-21-4 \ 29-21-4-” , //__ , \,..,.. f THREE HILLS CREEK AREA STRUCTURE PLAN ' P NJ)-of KNli I I111.0,-4,S I'1.AN I'�G(D'�iMlSS Iu this area ensure the protection of native vegetation or i g at least keep the disturbance of native ve vegetation to a minimum. 2.8.5 Quality of Soil(CLI classifications) As previously indicated, soils in the plan area are rated CLI class 5M and 7T. The class 7T soils are limited because of topography while the class 5M soils are limited because of moisture e holding capabilities. The class 5M soils are considered to be of a high enough quality to support forage crops. Irrigation in this g area would increase crop yields and allow a more diverse range of g crops to be grown. As well, the addition of fibre to the soil increases moisture retaining capability. its g There is currently no irrigation being used in the Plan area. Elsewhere within the river valley, crops are bein g grown with irrigation. A potential agricultural use of land within the Valley i gardens. During Y s that of market g uring the growing season the valley experi- ences higher temperatures than the surroundin g prairies. This is s ideal for the produce grown in the market gardens. A number of these gardens are located in other areas of the Valley, and consist of greenhouse and field operations. No market gardens currents exist in the Plan area. 2.8.6 Existing Developments Existing Developments in the study area include a f mobile home, and youth farmstead, y camp. The farmstead consists of a residence, quonset, barn and several outbuildings, all located parcel along g � ated on a 10.8 acre P g the river. The mobile home is located immediately north of the farmstead on land which is joint ownership. At the southern under�ornt P outhern end of the plan area is the Lion's youth camp. The camp consists of a quonset and baseball di on an 8.7 acre parcel. diamond 2.8.7 Statutory Plans The area is effected by a number of statutory plans whose ' impact the study P ose polrcres Y area. a) Regional Plan Environmental concerns are a component of the Plan. this area is identified in As Regional Plan as an environ- mentally sensitive area the impact of any subdivision or development must be considered Y o dered by the relevant approving authority. An environmental evaluation may be requested b is considered q ested where a proposal sidered to have significant impact. The policies relating to floodplain development discourage Approving P courage the Subdivision A PP g Authority and Municipality from permitting subdivision and development within the 1:100 year floodplain. An exception is made in the case of an in- fill situation where it is felt that flood abatement measures . . . Page 11 are not practical or would be disruptive to neighboring properties. b) Land Use Ix law i.) Floodplain Development Development is not permitted in the 1:100 year floodplain (as determined by Alberta Environment) unless sufficient landfill can be provided to raise apse the area above the flood level. Existing registered lots may be developed provided that the developer or owner enter into an agreement the Municipality harmless if flooding ent to hold �jng occurs. ii.) Development Near Water Associated with the floodplain is the ' required setback from any river, lake, stream, or other permanent water body. The bylaw states that any development be a minimum distance of 200 feet from the edge of any body of water. iii.) Land Use Classification The M.D. of Kneehill Land Use Bylaw classifies this s area as"A" -- Agricultural District which permits • per quarter section. A p one subdivision Country Residential District was included in the M.D. of Kneehill Land Use Bylaw as a result of the Kneehi 11 Creek Area Structure Plan. The • a Kneeh�ll Creek Area Structure Plan area is presently the only location in the M.D. of Kneehill which is eligible for redis- tricting to the Country Residential District. . . . Page 12 DEVELOPMENT PLAN 3.0 DEVELOPMENT PLAN Developable Areas Not all of the Area Structure Plan • area is suitable for development. Land which slope, s within toe of a or environmentally the floodplain, too close to the inappropriate for development. Y is considered The potential for development in the area north of the Three Hills Creek is limit topography of the area and Land Use Bylaw limited due to the of slopes and within Ylaw restriction in regards to Bevel n 200 ft. of a body of water• development at the toe The area along the Three Hills Creek ' of the area near is also limited in its potential for the Creek's confluence with the development. Much Within the Three Hill Creek Red Deer River is within the flo ' Valley access is limited by the wide odo f the Y de meandering pattern of y walls. The valley is considered an the Creek cutting next to the valley area, which would also limit development. environmentally signifi- cant setback requirements from Finally, the combined Land the Creek and the toe of the Use Bylaw for development. Figure 5 depicts valley walls would leave little land the Developable and Undevelo a l p b e areas. The remaining lands within the Area Structure Plan do have potential f this Plan. This area is located on for development and to simplify the discussion dealing with a portion of a section of land. In order four quarters. The g this area, sites will be referred to • quarters will be referred to as B, as being in one of A, , C,and D, as shown on Fi r gu a 6. The ownership of most of this area is by undivided interest. At the time Property were made those buying were the purchases of the ownership. They were g unaware of the limitation of undivided ' Y also unaware of the subdivision Bed interest the purchases of the property took and development processes. i Y place in the early 1980's those involved Since for a way to have their land developed evolved have been looking veloped for the uses which they oking This Plan may help the owners of Y had originally planned this property achieve their o P don. situation acts as a major constraint gals, however the ownership on the development of these lands. ip A number of assumptions have been made in the process of r assumptions are as follows: preparing this Plan. These i) Only residential development ' P t will be permitted within the Plan environmentally significant nature of area. Due to the residential development some of the Plan area, and the low density P proposed, no commercial development nsity occupations should be allowed. P t other than home ii) The area will be developed Use Bylaw. P to the full extent allowed in the M.D. Y . The Grouped Country of Kneehill Land for a maximum �'Residential Section of the Land U of 15 lots per quarter section. Due Use Bylaw allows quarters can be developed to the e � limited land area not all of the P e 15 lot maximum. iii) Access to the areas to be developed will be on the existing ng road which is part of Parcel A. The owner of this have the road parcel has indicated that he is Willie used for public access. The M.D. may willing to negotiate to responsible for maintenance. aY need to acquire the road and be . . . Page 14 Figure No. 5 .-.........-...- . :...i:-‘ \\,, \,,,, .............. i........ .‘,„,. ,, ::. . ...,„% : ::::::::::::::::.:,:::,... ... • ::: DEVELOPABLE AREA .. -.:.:.:.:.:.:.:.:y • :-: 0 : Undevelopable ,0:. : Developable 4::::::: ::::::::::::::-.". , .::.::: ::.:,:-:: :;:::::::: te9-::::::::::::::::: ::. .:."4, -_;:::-:::::: q4 w,,,, 1:::::::::::::::::::,..dp ..-.::_:.,441.... -., ::::::::::::::::. 0_ I: . ::i:::::::_-_:.:::::::::::::..,- I.1 -. 4, 1.•i‘ ..: 1--:-:........:—.,-_:.:_:.:.:.:.... t, K .. . 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A i.- . :-.:---:-:-::.:-:-.i •"..:30 0 0 0°a 0° o 0•0 0 °--:-:-:- .:.-:::::-.-:::::-. -701-....s.-:.p 00 ° 4: . \dociS 0 ... ....,70.0...°0000.00000:000 0 00;0 00,00i0: -..-:-::- :-.... : ::::::: A 0•o 0 o 0 0:00 0 .0 0 0 00.0- :: ...:::::::. :::::::.:...........; ._‘...0 coo. .000 0-0.0 0 0<.:.. 4cc.t-:::::: .:-:-:-_-.;.:.;re<, ‘..)oo 0. 0:0000. .0 . 0. 00.... ,1‘;-: 4-::::: ::gr.,...::v.-..00 0 °.0°.43.°0. 0°: 3 3 •::-tat: ::::::::-::: -- -• l‘ t;177":".t. 0 o*:.:-3 29-21-‹...-::::::t....:::::* .- itp,h,}4. ..1:200c.,00:0000..00 0 .0000 ---..-:•.•--..-.---•---:: VIN• -..\::2,:000 0°0 0.:0° 00•.°:0 0°(: .:::-. 1 i. :....\:: .0.00 00 000 0 c). 0:0 0 00 o 0 ::::::::. -.-.....-. s ---:-:--, *-. .--:-. .: 0 00 00 0 0 0°00-:-:-:---:--- -.-%-:°. 0°00 0 000 0 :::::::::.:::::: .....\.: 0 0,.00.0.0.0 00 ::::::: 0.......]:\ 70 00° 00° 00: -:-.::::A.ktle,--:-.-v-1.0 00o 0'00 -000 0.:::::::::-:- ::- op,.:gal, - %--.,0 .0.0 •0 0 0:•:-:::-.-.. I I.....................-...1 :.........‘:.°0 0 0 0°•.°...-::::::...,?). :** rP.A:&.'.:V.).° °. ::.::::-. 1 . ......-......K.::: At':..V:'.° - •°. •!::-.-:•.,e■ ::••..-. .41.1.e', ..., Vakli•-•-;.0 c:•:::r ' Otiusias/ Q.°,3 :%:•:• 1:.........:.::::: . 7-. .`•:•:-. . 1-..'°:•:•:•:. ••••— ‘160".41 • _,/, _.'.. . -...-... ......-..".... .47... -''-■ 1:•::::: :. .........NAm..:::::. . . V.::: g:-...41V9........ .....e.1" .eV e..."'"" ---4.:::::•...........-.:::.:.:. .rr................................r ..,-*-.2.,... .b...........:• :::::::::::::::. •--..Vt VP?: ::::............:*".:;•:"..L. i...A% ..1:*:.:-. .:::::::::::::::?..... 1.1"..'-`1Y 44'.'• * -:::. -:-..4arit/4. . ..........:::::-.-ir ':•4••••••••• .-..-...*-...... -' • ...0-.•:•.-..-•W4 -il:..-............-. 7\ 2 8 .q. -::::--- - 1 -------- - -_ _______ 29-21-4 29-21-4 - 4 N34,' N THREE HILLS CREEK AREA STRUCTURE PLANT n, ALLIS ER REGIOtiM_ ND.ofKNJJ{ j48 ." Ir piP_ANN'ING COMNIM 10\ 1 , Figure No. 6 DEVELOPMENT PLAN .•. •. .._ ...• •. ..• ..-.. -• --Nainsmmumendisfi ......•....._.•.-.•. •.-. -. -44.F.- --...-.--.-....--.- --4„ . .,;.--i•-•-•••••-_--.----:-.:-.•----.---.:.---.::i.------.-:-. • . ,..., • .•. : ENVIRO N� N TA L x x x x x - ♦: RESERVE xxxxxxxx x - t d x x X } X X X X ? X X X X x x -- t- . : RESIDE NIIAL x x x x x x x x x x x x x x x x x -} .xxxxxx x x x x x x x x x x x x x t---...:.-.-.- x .,. • PLBLI C ROADWAYS x x x x x x x x x x x x x x x X t xxxxxxx x x x x x x X x x xx xxxxxxxxxxxxxxxxxx XxXt • x x x x x x X : 200' from • x x x x x x x x x x t ---- m RIVER x x x x x x x -- xxxxxxxx x x • xxxxxxxx • / xxxxxxxx x x x x, t . xxxxxxxxXxXxxx xxx / x x vls/ x x x x x x x x x x x x x x x a 0 : x x x x x x x x x x x x x x x :;: x x x x �� x x x x x x x x x x . i1 lir/// x x x x x x x x x I x x x x x :� t //" x x x x x x x x x x x x ; 4 K \\ // x s x t • '?. x x t.' ` - � - �. • .:.-:. :�x.,; , i;; x x x x r////1/\ 1 ........ ...:: .i.-��,:-.. .. :tiww:....„:- t. x x x x x x x x x x x x x x x x t //id/7/ x x x x x x x -- X X x 4' X x y x 1- X x x � x X x /� X X a • x x x X x X X X }( x P _ yt: x x X x x x v X X x X X X X X X X X X X :f` it X X X X X X t=1 X x x X X �; ♦' ,� 4 ilf / �\ x x x x x x x x ,: x x x x x x :•1-.. `o x X X 1 •• x X x X x x x x x x x -.. -= x x x x x • _ X X X X X X � .I _-------- X x X X X �Y' X X X x X X X x x k : : : : : : : : : : x x x �. �•- � � - -. . x x x x x x x x V \\ : X x X x X xXxxxxxxx Xx �: � x x x x X x X X X X X X .: x x X x # s I � xxxxxxXX xxx �� / x X ,,�,� xxxxxxx xxx xxxxxxxx XX -. \� : : : : : : x �. ' . /_ xxxxx • t, , - x x _,_ _ _ \ \\\ \\ \ . . ^� \ \\\ \ . THREE HILLS CREEK AREA STRUCTURE M I).of K'�EE'1111_.4',' PLAN `4 f'AI_f_ISf1Z Rf;G10'�,.) iv) A new access point will be the Plan added to Secondary Highwa 837 area. This access will be added if development Y at the southern end of before Areas A and B. � elopment takes place in Areas C an e access may also be required if the 1 and D and increased traffic warrants a secon d access point. evel of development Described below in more detail are within the geographic those areas that are recommended • constraints as well as those as being developable outlined in the Land Use Bylaw. F constraints as determined by standards sample subdivision For the information of the reader as well designs of these areas are included as landowner these designs are based on the in the appendix. It should be e current constraint data available, Actual noted subdivision design engineering and environmental data. of these areas should be based on survey, Area A Area A is located in the northeast River on th t quarter of the section. This area is bo e east, and the quarter section line o ended by the Red Deer River places restrictions on n the west. The floodplain of the Red in this quarter, reclu d large portion of the quarter. The land use bylaw � P ding development on a law also requires a setback e possibly of 200 ft, from the River. This restriction could flood lain limit development on parcels P area. At the time of subdivision P which are outside of the designated the area within the 1:100 flood lain environmental reserve. P should be Taking into account the development Taking of the area r P ent restrictions imposed by the 1:100 year • remaining to be developed may not Y floodplain, the amongst all of the shareholders in Y be large enough to allow subdivision this parcel of land. The parcel is divided on with 9 different shareholders. These vlded into 14 shares the distribution of shareholders may have to sort out amongst and any compensation to shareholders. themselves olders. Area B Area B is located in the southeast quarter of the section as well as a portion of quarter south of lot A. The same constraints apply the northeast and PP Y to this quarter concerning the river forming the eastern bounds without la ' ry d limiting how much of the u p cing any of the proposed parcels at risk q arter may be developed use the existing roadwa on ar of flooding. This development ma Y p cel A for access. y also Area C Area C is located in the southwest district of the Land Us quarter of section 34. The Grouped Count e Bylaw allows for a maximum of 15 'Residential maximum size of 3 acres each. This "�, parcels per quarter section with a levels roe hl half ould mean that at maximum allows g Y of Area C will be developed. The ble development to be farmed, Access to the arcel remainder of the parcel could confine P s would be via the existing road which ' e and extend south along the uarter is part of arcel q section line. Access could be fr P A, the Area with an additional acce om the southern end ss point to S.H. 387 being added. A of of municipal reserve land should 100 ft. buffer com ris be located adjacent to S.H. 837. P ee established from municipal reserve This buffer would be process. The b lands which could be taken der' uffer would serve to prevent additio ing the subdivision as well as preventin develo nal access points being added to S.H g pment from occurring too close to S.H. ' 837' 83 7. Page 15 Area D Area D is located in the northwest land remaining after the quarter of the Plan area. As with Area C maximum number of lots are devel there will be ment is the Three Hills Creek flood plain developed. A constraint to develop- ment will have to Pain In the north of Area D. All subdivision P take place south of the flood lain. and mended that a buffer strip be placed P As with Area C it is recom- mended the that a P along the eastern boarder with S.H. existing road on Parcel A. This access road 837. Access should d could service both Areas A and D. Recommendation 1. That the lands designated on Fi oped within the �'e 6 as developable be permitted to b policies set out below and standards be devel- Kneehill Land Use Bylaw. ands outlined in the M.D. of 2. All lands intended for residential Country Residential tlal development shall be controlled ' ry District as outlined in ed using the Bylaw. the M.D. of Kneehill Land Use 3. Commercial development in the Plan aTea shall be restricted to ho developments meeting the standar me occupation Bylaw. ds and guidelines established in the Land Use 4. All utilities installed in the Plan Area shall meet the M.D..of Kneehill • standards. eh�ll servicing . . . Page 16 .......... ......... PROlOSED ER SUDIVISION DESIGN # 1 I 12.23 \ac. In the NE 1/4 of 34-29-21—W4M o INE --29 21 _ a 21 -4 9 :6 AREA 'A' — Total Area 24.74 ac. '"(/ i \ LOT AREAS �'� Lot 1 120 840 sq ft Lot 2 120 740 q (2.77 ac. ®��� ��` o Lot 40 sq ft 2.77 ac. ��.o t 3 : 1 13 600 sq ft 2.60 ac. •f. t5' \C-21-' Lot 4 : 116 530 sq ft (2.68 ac. '?' Proposed Road 1.69 ac. � � ® i ti Proposed cP d Environmental Reserve 12.23 ac. so kr_ I e,C.%, c+- I LOT 4 .v. tj® r di f �_® s�A tlj 1 6 j I CP ARC----- I 425.6' 0 CD 125'R < A i ti LOT 3 44.3'0138.7 507.2' Z co 78.0 @ 188' Co C.M _,I,LOT 2 ® N N Ca 7'1' LQ o a, a 576.9' cr .� P f Q,w fl 0 LOT 1 w 0 •5.fi' 620.8' \ wW v) -��-a■�"n�m v �� 20 fl LOT A ..... REG. PLAN 831 ER 0 100 1439 500 ft 0.96 c. (Remainder = 7.21 ac.) , THREE HILLS CREEK AREA STRUCTURE �1.1).ofK'�IJ:f�111.#:ti Pj ^N YA1.f,is FJ co N()tiAI. i r . \1 LOT Q '-' REG. PLAN 831 1439 - \ T 691.4' r p ".� /Proposed ER t�1 ._ -� �. / 1.6 6 LOT 1 ac. I - CD 2'7.4' C181.4: ,� Z LOT 2 �'� SUBDIVISION #2 DESIGN , ?65.2' t N Rom„ S 23.6 0163.: ■� of Lot B, Reg. Plan 831 1439 LOT 3 O157.74>X in the E 1/2 of 34-2 O co 9 21-W4M all 822.0' , 38.1*01701 U _ V 70.8'0170_ LOT 4 1 AREA `B� Total Area LOT Q o 57.6' 810" �A - B . m ( ± :8 fi9.83 ac. a2 x o 1,0\ It C�? o a O W 1 a m LOT 8 0� .� ' LOT AREAS r� 796.5' % Lot 1 : 134 170 sq ft (3.08 CD w N 1 Lot 2 129 600 sq ac.) LOT 7 1 0 Lot 3 : 127 280 q ft 2.97 ac. sq ft 2.92 ac. \ Lot 4 : 128 465 sq ft 2.95 ac. Tai.o• LOT .^ .� Lot 5 130 200 sq ft 2.98 ac. OT 8 0 Lot 6 128 460 sq ft 2.94 ac. - 779.3• 70.3'.Z Lot 7 126 340 sq ft 2.90 ac. �' Lot 8 : 124 000 sq ft q 2.85 ac. LOT 9 I Lot 9 126 355 sq ft q 2.90 ac. 794.0• N ✓ Lot 10 124 970 sq ft 2.87 ac. OIL- I Lot 11 . 124 960 sq ft 2.87 ac. 010 Lot 12 124 660 sq ft 2.86 ac. LOT 10 •o w Lot 13 : 129 600 sq ft 2.9 788.0• --Q Lo 2.97 ac. t 14 : 129 500 sq ft (2.97 ac.) as LOT 1Lot 15 : 129 890 sq ft (2.98 ac. OT 11 m Proposed ER ac.) 725.6- 091.6" m 19. 5 ac. / O � . LOT 12 '��,� Proposed Road 3.05 ac. i' Portion of Lot B existing J ��c. � 629.4' X93.3" 1j� ° g l n the SW 34-29-21-4 01 0 7 1.16 ac. 249" LO ,��' Proposed entirely shown in sketch)7 7' a Proposed ER in the NE 34 1.66 ac. �� i,5-,?1,07) S x� �� Proposed ER in the SE :33 ■A E 34 19.95 ac. 100' , 6'10.,. ``4� / 0., - ' 4, ,,,,,-7 p h Q 53-3' ��� ''''''3.Z.3. ;„ ,... / ,:e..,N ,,,,, rip t O / rn oi , -e?, / ..," ^�..ti or, i " / g, 50 200 / *onte • • 0 100 500 ft, THREE HILLS CREEK AREA STRUCTURE PLAN PA1 IR„z„,(.; 1T.D.of KtiF :1ilI_.M 'I_ANNItiG COMMISSION • LOT A \ CV R EG. PLAN f331 1439 o, ssi_4 g Proposed ER ai 1 g 1.66 ac. CO r- - — NE 34-29-21 4 SUBDIVISION DESIGN #2a i .................,................. ROAD ACCESS of Lot B, Reg. Plan 831 1439 ----6.6' \°,;:l X` in the E 1/2 of 34-29-21_ OO 1 l AREA `B' - Tot ' SE 34-29-21-4 Total Area LOT B X9.83 ac. -~ t N I`' \ LOT AREAS o SAS CV 1 � N , Lot 1 13 � `r Lot 2 127 385 sq ft 2.99 ac. t Lot 3 670 sq ft (2.93 ac. N 130 540 sq ft (3.00 ac. \ O \ Remainder of Block B 35.8 ac. T \ Proposed Road : 2.54 ac. -� I Roadway (from Lot B existing ng in the SW 34-29-21-4) : 1.16 ac. \ * (not entirely shown N Proposed ER in the NEi34sketch) 1.66 I I Proposed ER in the SE 34 ac. �r Remainder of Lot : 19.75 ac. 1 in the E1\2 of B I U ii?i, 35.8 ac. .4,;'a I 0 (4,, f=4 v4 co (v ; I ARC-944.7" ffi ri 18b R �O~ -�' Propo ed ER 1 . (i-,-- I ,'�_� 572.4 �; 19. 5 ac. a Ao LOT 3 4-:;)_.- `r.': / /i, --.. g 1,4,,,:.- z N 0 ° / N LOT 2 `�~� . `' / �e_e oQ. U 1'5' / �� LOT 1 s 3z iip`}2 ,,,,.:N o lB 4, a /*(5.b / 0) ,.." 50 200 ........ o o / 0 100 500 ft THREE HILLS CREEK AREA STRUCTURE ,11) 0:F:tiI:}.:[111.1,>=43t ■ PLAN .....____________________ p PALL,fiZ RECln\,'.1 • NW 34-29-21-4 07.6' ter. 316.2' 165' 165' 165' 165 ROAD ACCESS 165' 165' 165' 165' a 0 = N O o CV CYD CO 0. iiriglir.07 --. .-- ,--1 ,---1 0 0 -4-)0 +' ° 55.6 6 •Lot 10 ;i, a c`.2 I 680• w rn Lot i 1 I AREA `C' ._ �, CO TITLE AREA : 80.23 ac. w .� New Road Plan : 3.61 ac. •0 '�' 1-'' �d Lot RESULTING AREA : 76.62 ac. ° Remainder .-� o LOT AREAS .c• -. *d 0, 28.69 ac. _ -N Lot 13 Lot 1 :122 710 sq ft 2.8 .-p 2.82 ac. c , Lot 2 :118 800 sq ft 2.73 ac. 'Z' X80 Lot 3 :118 800 sq ft `� q 2.73 ac. '� Lot 4 :118 800 sq ft 2.73 ac. Lot 4 c Lot 5 :118 800 sq ft 2.73 ac. o Lot 6 :118 800 sq ft 2.73 ac. ,---3 €29.2" 30 Lot 7 :118 800 sq ft 2.73 ac. . . Lot 8 :118 800 sq G `�' 4G q f t 2.73 ac. 9 �; Lot 9 :118 800 sq LO t rj N q f t 2.73 ac. N �c=ssa_8 Lot 10 :119 000 sq ft 2.73 ac. CSC Ln 125'R Lot 11 :119 000 sq ft 2.73 ac. �c� 680 Lot 12 :119 000 sq ft 2.73 ac. a Lot 13 :119 000 sq Proposed Cui-de-sac o.3s ac. q f t 2.73 ac. �,a I Lot 14 :122 200 sq ft 2.81 ac_ Lot 15 :129 515 sq ft '�' S W 3 4-- Q t 2.97 ac. 29-21-4 100' Buffer Zone Proposed Cul--de-(ER) : 6'21 ac. sac(Portion in SW) : 0.36 ac. Remainder : 28.69 ac. -9,-- NOTE: Subdivision Design /{3 is 50 Lh to co-exist with Design #2 200 Due to the common use of i the access rood. n ' I 0 100 500 ft SUBDIVISION #3 _ , _____,J in the SW 1/4 of 34 29-2 1-%V4M ACCESS ROAD /, THREE HILLS CREEK AREA STRUCTURE \I I).of kNI;i:ti11 1.MO AN PL n 7�T PA REGION/j_,COMMISSION NW 34-29-21-4- : 1638.2 ROAD ACCESS • • ....... • . \ SW 34__29_ 21-4 CO CP 0 Zn `� Remainder s. 33.3 ac. ci o. • NOTE: Subdivision Design #3a is to co-exist with Design #2a Due to the common use of "'t•' the access road. �y 434.9' ®90' 482.3' 690' C\2 C� f0 365.1' ®90' 1 O 10) f A C\C AREA 'C' N e� Lot 6 7�, Lot 7a �' ,�� o g5'. r- Lot 8 C) TITLE AREA ® 0 80.23 ac. �d �, c'c' f� ,a I w in New Road Plan : 3.61 ac. ?Sr.g RESULTING AREA : 76.62 ac. , ' LO : rj � d a, 100' ® 0" 356.7' ®90" LOT AREAS r 568.5• - co '� ®107- �6h 2, 425.1' 090- Lot 1 :119 400 sq ft 2.74 ac. 6' y'z o ° -\'` o �' Lot 2 :129 800 sq ° `° _; q f t 2.98 ac. LO t 9 Lot 3 :124 870 sq ft 2.87 ac. Lot 4 :124 580 sq a LO t 4 Lot t 5 q ft 2.86 ©c_ a� •:128 770 sq f t 2 96 ac. -� 476.8' 091.5' Lot 6 :122 700 sq 486' 091.5' e Lot 7 :1 18 650 sq f t 2.82 ac_ �.G a Lot 8 q ft 2.72 ac. N� o Zn :126 300 sq ft 2.90 ac. �y �' o Lot 9 :120 900 sq -� ® Lot fl `� Lot 10 :124 680 sq f t 2.78 ac. Lot i 1 :127 385 sq ft 2 86 ac_ LO t 3 a ., q ft 2.92 ac. Lot 12 :127 120 sq `�Q 360.2' X91.5 q ft 2.92 ac.) 9a 481.9' 091.5' o: ' 100' Buffer Zone (ER) : 6.21 ac. ° Proposed Road '� �' ..- 2 78 ac. m Remainder : 33.3 ac. - L O t, 2 ® m o .� O � ® Lot I1 ® 6 50 200 �, . " Co O. o `° --- C� 340' ®91.5'372.7' 091.5' p `-� cu i'l oho v 0 100 ° o o 500 ft `' w p o c to A a, a _o O o g U. u® Lot 1 ® Q v) SUBDIVISION _ o Lot 12 - a -2 DESIGN o M c, ° a cr, in the SW 1/ _ 224.3' 4 of 34-29-214M ----� ss.s 330• / ACCESS ROAD // THREE HILLS CREEK AREA STRUCTURE �1_t).of K1{:}.I NIL trCS I�LA�T -----------_______ r),I'AI_LNIN KI:GIOti��_ d`. (3,git• )------------ZiC'*' ._.211.11M1.1111 NRINIr (3�__ �•� ""- Flood f . tIJ plain (2264 ft) �-- v� �v SUBDIVISION 4 1______ ,.. , (. in the NW ��R � 1/4 of 34-20- - 336.R- 214M �2$3A i ,/,!' 06-- } ZAP NOTE: ha ®op Subdivision Design #4 is 42e• ` '-.3!`) to co-exist with Design 1 0671-1Z 633'e :-- Due to the common A� 253.8' -•more use of 5�5 50.- w the access road_ 42a'R �, cn J co ' CV X6O' A I 2,• FS LOT s ® ® `�' ^; .� in °s. CD 0 - �' d10 '--1 of •-1 ° o o o c b '� �?� �� J2 `n to W LOT 7 ;o ��'` s°`P NW 34_ ARC=650.9'9. 218.7 244.1' 205' 17Q' 29-21_4 '� 125R PROPOSED ROAD 2.54 ac. °75 .n Remainder 400 1� A?c# O' 172' 182' 182' » 88.08 ac. s. 182' 182' c 15p9' d LOT 8 C AREA 1 `� a TITLE AREA ®lzo. LOT a - -� o New Road 136.9b ac. o m o E. �, d flan 5.95 ac. CO ,-1 ° o a 2. RESULTING AREA : 131.01 A�°g• `� ac. 12 0 ° a° i LOT AREAS S 159.8' 182' "' 12 �fl X Lot 1 : 123 700 sq ft 2.84 ac °• Lot 2 130 125 sq ft 2.99 ac. �� 3 129 260 sq ft 2.90 ac_ Proposed Road : 2.54 ac. 4 126 140 Lot 5 sq ft 2.90 ac. Remainder : 88.08 ac. 129 050 sq ft 2.89 ac. a\ Lot 6 : 128 820 sq ft 2.96 I 9G Lot 7 127 310 sq ft 2.92 ac. zo 9r` Lot 8 129 650 sq 92 ac. 4 Lot sq ft 2.98 ac. "...%� c� 9 127 230 sq ft 2.92 ac. " ,\ Lot 10 : 127 515 sq ft 2.93 ac. a 1 UAW - Lot 11 121 425 sq ft Lot 12 q 2.79 ac. • 121 425 sq ft 50 Lot 13 q 2.79 ac. 200 121 425 sq ft 2.79 ac Lot 14 : 121 425 sq ft 2.79 ac. I 1 77 0 100 500 ft LOT A (REG. p ` '"'� --- � LAN 831 1439) SW 34-29-21-4 3 4---- 29-21 c THREE HILLS CREEK AREA STRUCTURE -M--D---o--f-KNIT}ill,#4 PLAN ..._._._._._.____ ni. PAI_I.ISER REGIOti AJ 1 PLAN EVIPLEMENTATION 4.0 PLAN INIPLEMENTATION 4.1 Plan Ado tion T The Three Hills Creek Area e Structure Plan, passed in acc g Act, shall become a statuto ordance with Part 6 of the statutory document of the M.D. of Kneehill No. 48. 4.2 Land Use B law Amendments The M.D. of Kneehill No. 48 ' Structure Plan will not designate land in the an to CR- Country Residential Three Hills Creek Area development plan has been District until such time a subdivision en received by the Palliser Regional P and and the M.D. of Kneehill No. 48. � Planning Commission Land Use Bylaw 8. As part of the redesi anon sslon ylaw the proposed subdivision � procedure to amend to to Council holding a public plan may be reviewed by the • g P c hearing as required by the Planning y public prior anning Act. . . . Page 18 ENACTMENT ft 5.0 ENACTMENT WHEREAS,Pursuant to Section bylaw passed in accordance 64(1)of the Planning Act 1980 as am ance with Part 6,adopt a plan to be amended, Council may by known as: "Three Hills Creek Area Structure Plan" Now Therefore, the Council of the M.D. of Kneehill No. 48 enacts as follows: 1) This Bylaw may be cited „ as"The Three Hills Creek Area Structure Plan". 2) Council adopts as an Are a Structure Plan for those lands outlined the study area and known as the Three in the report as e Hills Creek Area Structure Plan". READ A FIRST TIME THIS DAY OF 1993. Reeve Municipal Administrator . . . Page 20 I READ A SECOND TIME THIS DAY`_. OF , 1993. Reeve Municipal Administrator READ A THIRD TIME AND FINALLY P 1993. ASSED THIS DAY OF Reeve Municipal Administrator • • • Page 21 MUNICIPAL DISTRICT OF KNEEHILL NUMBER 48 PUBLIC HEARING DATE: TUESDAY, AUGUST 24th, 1993 TIME: 1:30 P.M. PLACE: MUNICIPAL DISTRICT OF KNEEHILL OFFICE 232 Main Street, THREE HILLS, ALBERTA RE: PROPOSED BY-LAW OF THE M.D. OF KNEEHILL IN THE PROVINCE OF ALBERTA, TO ADOPT THE THREE HILLS CREEK AREA STRUCTURE PLAN PRESENT: COUNCIL MEMBERS: R.A. Marz, Marylea Lowen, Otto Hoff, Robert E. Boake, Glen Wagstaff, Richard M. Vickery, James Hanger OTHERS: Mr. John Jeffery, Municipal Administrator Mrs. Jean Wilkinson, Assistant Administrator Frank Wesselling and-Craig Davies Representatives from the Palliser Regional Planning Commission Alex Cunningham, Development Officer for the M.D. Ed. Skapin, Representing the Clearwater Recreation Association Rudy Skapin, Owner of Land affected by the Area Structure Plan Reeve Marz declared the public hearing open, reviewed the procedure for conduct of the hearing, and noted the hearing is being held pursuant to Section 139 ( 1) of the Provincial Planning g Mr. Davies reviewed the nature of the amendment and reviewed on overheads for the information of council and those present the area which would be affected by the proposed area structure plan. The area is about 1 square mile in size and most of the land is farmed by Delmar Adie, but owned by a number of different landowners . Some of the landowners have walked away from their interest in the land, but some of the other owners wish to be able to make use of it in some manner. Mr. Davies indicated on the overhead an area of land adjacent to the Red Deer River which has been created due to movement of the river to the east and noted that Alberta Lands and Wildlife have claimed ownership of this particular area. There was discussion about the environmental reserves taken previously and Mr. Davies noted Palliser would ask for dedication of environmental reserves on any subdivision that may be applied for. There was also discussion about the flood plain in that area. Alberta Environment have indicated the flood plain level is about 691 meters and will be a concern if there is any 1 development on the land. Maintaining adequate setbacks q ks from the base of any slopes will also be a problem. Mr. Davies noted taking into consideration the restraints which will be involved the commission has developed a draft plan which would exclude the flood plain p p ain and keep the developments away from the base of the river hills . There would be about 300 acres which could be developed. He reviewed on the overheads the plan for development of areas A, B, C & D. There would not be any commercial development allowed, only home occupations . Access to the parcels would have to be worked out and no development would be allowed within 200 feet of the river. He noted there may be a problem with ownership of the property shown as Area A. There are 9 owners who own 1/14th interests in the area but there is not room for 14 parcels . Area B, C and D would accommodate 15 lots each. Palliser Planning Commission recommend the area be developed in accordance with the country residential district regulations in the land use by-law. Any developer would have to prepare a preliminary survey plan and then the various other problems such as water, sewer, roads, etc could be worked out with the M.D. and the Commission. Reeve Marz asked if there was anyone else who wished to make a presentation in support of_ the proposed area structure plan. Mr. Frank Skapin noted his group - Clearwater Recreation Association - is comprised of 9 owners with 14 /14th interests in Area A. Each of the owners will want to have at least one acre of land. There may be a problem if the area can only be divided into 4 lots . This group have paid up their annual taxes and looked after the property. They want to use the land for a weekend retreat and garden space and are not overly interested in houses and development. Some people did put sheds on the land, but these were moveable. It was advertised and sold to them as a weekend retreat. With 9 owners and only room for 4 lots .someone will not get a share of the property. It was suggested they may have to work with the owners of area B and try to resolve this problem. r--- There was discussion about Area A and whether mobile homes uld be allowed if a caveat was filed to protect the M.D. against ainst liabilit Y if there was floodi ng problems . Sewage disposal was also discussed - what type would be suitable - septic fields or pump out tanks and who would be responsible to ensure the system was looked after properly. Mr. Davies noted Drumheller Health Unit would likely want to see a commual type of sewage system rather than individual septic tanks . Disposal of sewage may be a problem due to the roximit Y to the river. p Mr. Cunningham noted perhaps Area D could be used for location of a sewer system as it is not so close to the river. In answer to a question Mr. Skapin noted they were lookin g at the area as a recreational vehicle or mobile home site. They would like power, sewer and water for their weekend use. 2 Mr. Wesselling noted the area structure plan will set the tone and climate for further development of the area. Council will have to work out the rules for individual developments later. Reeve Marz then asked if there was anyone who wished to make a presentation opposing the application. No one came forward. It was noted the people who own interests in Section 34-29-21-4 will have to develop a proposal and bring it to the M.D. and Palliser Planning Commission if this area structure p lan is adopted. Reeve marz noted any development in that area must be neat and not create problems for adjoining neighbors . Reeve Marz then asked if there were any further questions or comments . Since there was none, Reeve Marz declared the public hearing closed. Time 2 : 10 P.M. () /..)6J fs . Jean Wi i.nson, Assistant Administrator 3 M.D. OF KNEEHILL NOTICE OF PUBLIC HEARING PROPOSED THREE HILLS GREEK AREA STRUCTURE PLAN BYLAW N0. DATE: Tuesday, August 24th, 1993 TIME: 1 :30 P.M. PLACE: Council Chambers. Municipal district of Kneehill Office, 232 Main Street, Three Hills, Alberta PURPOSE: The Council of the M.D. of Kneehill No. 48 proposes to pass the Three Hills Creak Area Structure Plan, Bylaw No. The purpose of the Three Hills Creek Area Structure Plan is: to establish an overall growth strategy for Section 34-29-21-W4M; - to describe land uses proposed for the area; - to describe the density of population for the plan area; - to examine the servicing requirements of the area; and - show the location of roads required to serve the area. �r REPRESENTATION: Oral or written comments and suggestions are invited and should be addressed to the point of the proposed Area Structure Plan Bylaw They may be made by any person or group of persons, or a person acting on his or their behalf, who claims to be affected by; the proposed bylaw; and from any other persons whom, at the hearing. the Council of the M.D. of Kneehill wishes to hear. Written submissions may be made by the parsons above, and must be received in the M.D. of Kneehill Office by :oo P.M., , Monday 1993. Oral presentations maybe made at the hearing by the persons above, whether or not they have submitted a written presentation. The time limit of oral presentations is subject to the direction of the Chairman. DOCUMENTATION: Copies of the proposed Three. Hills Creek Area Structure Plan Bylaw are available for inspection by the public at the M.D. Office during regular office hours. This notice Is given pursuant to the Planning Act. 1st Publication: r'L„!� 2nd Publication: c;u&- �} f � (.-\(:‘ 3 3rd Publication Ruc,_ �� � ��3 John Jeffry Municipal Administrator •