HomeMy WebLinkAboutBylaw 1611 - Crocus Coulee Estates AspBYLAW No. 1611
OF
KNEEHILL COUNTY
A BYLAW OF KNEEHILL COUNTY IN THE PROVINCE OF ALBERTA, TO
ADOPT AN AREA STRUCTURE PLAN FOR THE 59.028 HA (145.987 AC)
SOUTH WEST QUARTER OF SECTION 30; TOWNSHIP 31; RANGE 23; WEST
OF THE 4TH MERIDIAN. THIS IS TO BE KNOWN AS THE CROCUS COULEE
ESTATES AREA STRUCTURE PLAN.
WHEREAS Council proposes to establish a framework for the orderly subdivision
and development of the 59.028 HA (145.987 AC) South West Quarter of Section 30;
Township 31; Range 23; West of the 4th Meridian within Kneehill County.
AND WHEREAS this Plan will identify existing development and will outline the
procedures and conditions under which subdivision and development will be allowed
to proceed.
AND WHEREAS the Area Structure Plan will establish the Kneehill County's
planning policies for this area which will be used by the land owners as well as other
Government and Municipal agencies and utility companies in the formulation of
their plans and priorities for development.
NOW THEREFORE be it resolved that this Bylaw receive first reading and that the
necessary Public Hearing be held to hear comments on the Plan.
Further be it resolved that this Bylaw receive second and third reading after the
Public Hearing and that this Bylaw take effect on final passing of the Bylaw.
NOW THEREFORE, the Council of Kneehill County, in the Province of Alberta,
duly assembled and under the powers conferred upon it by the Municipal
Government Act, RSA 2000, Chapter M-26, and amendments there to, enacts as
follows:
That Bylaw 1611 be adopted as the Croucs Coulee Estates Area Structure Plan for
SW 30-31-23- W4 as attached hereto and marked as Schedule "A" to this bylaw.
BYLAW No. 1611
COUNCILLOR LONG moved first reading of Bylaw #1611 on August 31, 2010.
CARRIED
COUNCILLOR CALHOUN moved second reading of Bylaw #1611 on June 12, 2012.
CARRIED
COUNCILLOR HOPPINS moved third reading of Bylaw #1611 on June 26, 2012.
CARRIED
Chief Administrative Officer
Crocus Coulee Estates
Area Structure Plan
Adopted by Council
Bylaw No. 1611
26 June 2012
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Prepared for
Kneehill County
Adopted by Council
Bylaw No. 1611
26 June 2012
Prepared by
Crocus Coulee Estates
Consultant Group
Longview Planning + Design
Lee Maher Engineering Associates
Bunt & Associates Engineering (Alberta) Ltd.
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CONTENTS
1.0 INTRODUCTION .............................................................................................................................. 5
1.1 Purpose ................................................................................................................................ 5
1.2 Plan Implementation ......................................................................................................... 5
1.3 Conformity with Approved Policy Plans .......................................................................... 5
1.3.1 Kneehill County Municipal Development Plan ....................................................................................... 6
1.3.2 Kneehill County Land Use Bylaw ............................................................................................................... 6
1.3.3 Kneehill County Integrated Community Sustainability Plan ............................................................... 7
1.3.4 Inter-Municipal Development Plan ............................................................................................................ 7
2.0 DEVELOPMENT AREA ................................................................................................................ 8
2.1 Location ............................................................................................................................... 8
2.2 Legal Description and Landownership ............................................................................. 8
2.3 Plan Area and Adjacent Land Uses .................................................................................. 9
2.4 Crocus Coulee Estates Community Vision ...................................................................... 9
2.5 Objectives .......................................................................................................................... 10
2.6 Physical Site Features ...................................................................................................... 10
2.6.1 Topography and Drainage .......................................................................................................................... 10
2.6.2 Site Assessments ......................................................................................................................................... 11
3.0 LAND USE AND DEVELOPMENT STRATEGY ........................................................................... 14
3.1 Overview ........................................................................................................................... 14
3.1.1 Population Projections and Densities ...................................................................................................... 14
3.1.2 Land Use Statistics ....................................................................................................................................... 15
3.1.3 Residential Land Use .................................................................................................................................... 15
3.1.4 Telecommunications Tower Site .............................................................................................................. 16
3.1.5 Phasing ............................................................................................................................................................. 16
4.0 DEVELOPMENT STANDARDS .................................................................................................. 17
5.0 OPEN SPACE, RESERVE DEDICATION, AND PATHWAYS ....................................................... 18
5.1 Municipal Reserve (MR) ............................................................................................... 18
5.2 Public Utility Lot (PUL) ............................................................................................... 19
5.3 Environmental Reserve (ER) ....................................................................................... 19
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6.0 TRANSPORTATION .................................................................................................................. 19
6.1 Road Network ............................................................................................................... 20
7.0 SERVICING ................................................................................................................................ 21
7.1 Potable Water Supply .................................................................................................. 21
7.2 Sanitary Wastewater ................................................................................................... 22
7.3 Stormwater Management ........................................................................................... 23
7.4 Shallow Utilities ............................................................................................................ 23
7.5 Protective Services ....................................................................................................... 23
8.0 PUBLIC CONSULTATION ......................................................................................................... 24
9.0 IMPLEMENTATION, REVIEW, AND AMENDMENT .................................................................. 25
9.1 Plan Implementation, Review and Amendment ....................................................... 25
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LIST OF FIGURES
Figure 1 Regional Location
Figure 2 Regional Location - Air Photo
Figure 3 Site Topography
Figure 4 Land Use Concept
Figure 5 Land Use Concept – Air Photo Overlay
Figure 6 Phasing Strategy
Figure 7 Transportation Network Strategy
Figure 8 Preliminary Potable Water Strategy
Figure 9 Preliminary Wastewater Strategy
Figure 10 Stormwater Strategy
LIST OF TABLES
Table 1 Landowner Summary
Table 2 Crocus Coulee Estates Land Uses Statistics
APPENDICIES
Appendix A Letter from Town of Three Hills
Appendix B Architectural Controls
Appendix C Open House Report
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1.0 INTRODUCTION
1.1 Purpose
The purpose of the Crocus Coulee Estates Area Structure Plan (ASP) is to establish a framework for
the orderly and economic subdivision and development of a new residential development in Kneehill
County to be known as Crocus Coulee Estates (Figure 1 - Regional Location).
Crocus Coulee Estates is designed as a high-end, low-maintenance, environmentally conscious
community that appeals to residents that want to live in a rural setting while still having proximity to an
urban centre. The community will have strict architectural controls that ensure compatibility and quality
for all development within the Plan Area, making the overall appearance of the development consistent
and aesthetically pleasing. The housing styles will be single detached with all secondary outbuildings,
such as garages and sheds, to conform to the main building architectural style.
This Plan has been prepared in accordance with:
Part 17 of the Municipal Government Act (2000);
Kneehill County, Integrated Community Sustainability Plan (2010);
Kneehill County and Town of Three Hills, Inter-Municipal Development Plan Bylaw #1610
(2010);
Kneehill County Municipal Development Plan Bylaw #1507 (2005, as amended); and,
Kneehill County Land Use Bylaw #1564 (2010, as amended).
1.2 Plan Implementation
Crocus Coulee Estates Area Structure Plan has been developed to include approximately 145.987 acres
(59.028 hectares) of land. This land area is currently owned by four (4) separate landowners on one (1)
title who are working together to develop the Crocus Coulee Estates lands (Figure 2 - Regional
Location - Air Photo).
The ASP establishes triggers for development of the lands that ensure a comprehensively planned
development with thoughtful consideration of servicing, phasing, open space, transportation, and
stormwater. In addition, the ASP requires consideration of Architectural Controls to help define and
implement a quality and character for Crocus Coulee Estates.
1.3 Conformity with Approved Policy Plans
Crocus Coulee Estates ASP was prepared in accordance with the Provincial requirements outlined in
s.633 of the Municipal Government Act (MGA) (Statutes of Alberta, 1994, Chapter M-26.1), specifically:
633 (1) For the purpose of providing a framework for subsequent subdivision and
development of an area of land, a council may, by bylaw, adopt an area structure plan.
(2) An area structure plan
(a) Must describe
(i) The sequence of development proposed for the area,
(ii) The land uses proposed for the area, either generally or with respect to
specific parts of an area,
Crocus Coulee Estates
Area Structure Plan
Crocus Coulee Estates
Plan Area Boundary Regional Location Figure
1
Crocus Coulee Estates
Area Structure Plan
Regional Location - Air PhotoTown of Three Hills Boundary
Crocus Coulee Estates
Plan Area Boundary
Figure
2
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(iii) The density of population proposed for the area either generally or with
respect to specific parts of the area, and
(iv) The general location of major transportation routes and public utilities,
And
(b) May contain any other matters the council considers necessary.
Additionally, the ASP was prepared in accordance with Kneehill County Integrated Community
Sustainability Plan, Municipal Development Plan, Land Use Bylaw, and Inter-Municipal Development Plan.
1.3.1 Kneehill County Municipal
Development Plan
The Kneehill County Municipal
Development Plan (MDP) (Bylaw 1507)
outlines the growth and development
objectives for the municipality. Crocus
Coulee Estates ASP promotes the goals,
objectives, and policies in the MDP
particularly:
“Rural residential development is promoted
in a manner that serves the public interest
while respecting financial sustainability
environmental stewardship and the
protection of agricultural land.” p. 8
“The County works cooperatively with
neighbouring rural and urban municipalities
to ensure the compatibility of uses in fringe
areas” p. 9
The plan has been designed to respect
environmentally significant areas,
provide public open spaces and linkages
to open spaces, and requires a
responsible level of servicing.
1.3.2 Kneehill County Land Use Bylaw
The Kneehill County Land Use Bylaw (LUB) (Bylaw #1564) regulates land use and
development within the municipality. Crocus Coulee Estates is currently designated as
Agriculture (A) District under the Bylaw and as such requires land use redesignation to
Country Residential (CR) District to permit the development of a serviced rural residential
community.
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1.3.3 Kneehill County Integrated Community Sustainability Plan
The Integrated Community Sustainability Plan
(ICSP) for Kneehill County was approved by
Council in December, 2010. The goal of the
ICSP is to allow for Kneehill County to grow by
encouraging responsible development that
supports a resource-based economy. This is
accomplished by targeted investment in
infrastructure and services throughout the
County with the goal of economic development
and prosperity. The ICSP was prepared as a
strategic action plan toward a greater range of
economic development with the County.
Strategies within the ICSP attempt to ensure
policies are in place which supports residential
growth in areas which do not unduly conflict
with or impede agriculture. Additionally,
challenging is the need to attract new residents
and retain those that currently live in the
County. Finding the balance between growth
and all levels of services is a challenge the
County is currently facing (p. 8, ICSP).
1.3.4 Inter-Municipal Development Plan
Kneehill County and the Town of Three Hills adopted the Inter-Municipal Development Plan
(IDP) (Bylaw #1610) in September 2010 to provide a framework for reviewing applications
within close proximity to the Town and establish both joint planning and referral areas. The
Crocus Coulee Estates Plan Area lies within the identified Referral Area under the IDP,
therefore, this ASP shall be circulated to the Town of Three Hills and reviewed and
commented upon accordingly by the Town. The principal purpose of the IDP is stated:
“The Town of Three Hills and Kneehill County wish to work together to promote the
development of a vibrant community within the general geographic area. The municipalities
wish to articulate their respective thoughts and ideas with regard to the development of new
areas and prepare a conceptual strategy to outline how this partnership would provide short
and long term win-win strategies.” P. 5 IDP
The IDP further clarifies that lands within the identified Referral Area remain at the full
discretion of Kneehill County to apply their sole jurisdiction; the Town is provided
opportunity to comment on applications within the Referral Area. The quarter section to the
north of the subject property is within the identified Urban Fringe Area and as such a
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higher order of residential and mixed use development, consistent with Town growth
patterns is contemplated. Lands within the referral areas should recognize a level of
compatibility with future growth areas within the identified Urban Fringe Area.
To this end a request for servicing the proposed Crocus Coulee Estates Plan Area was sent
to the Town of Three Hills and a motion was passed by Town Council on 24 August 2010
(refer to Appendix A – Letter from Town of Three Hills for correspondence) that
stated:
“That Administration be authorized to proceed with negotiations, in conjunction with
Kneehill County, for water and wastewater services to the proposed Crocus Coulee
Estates Development”
An informal presentation on the proposed Area Structure Plan, with opportunity to ask
questions and provide feedback, was made to Three Hills Council by the consultant team
and landowners on the 14th of November 2011.
2.0 DEVELOPMENT AREA
2.1 Location
Crocus Coulee Estates Area Structure Plan Area (SW 30-31-23-W4M) is located in Kneehill County,
approximately one (1) mile south of the Town of Three Hills. The Plan Area is half a mile east of
Highway 21. The Plan Area is accessed from the south via Township Road 314 and on the west via
Range Road 240. The land is fragmented by the CN Rail line near the western boundary and contains
several coulees and seasonal drainage courses that are headwaters to Three Hills Creek (Figure 3 –
Site Topography).
2.2 Legal Description and Landownership
Crocus Coulee Estates Area Structure Plan includes +/- 145.987 ac (+/- 59.028 ha) of land within
southwest quarter section 30-31-23 W4M. The following table describes the existing parcel within the
ASP Plan Area and the landowners at the time of Plan preparation.
Table 1 – Landowner Summary
Legal Description Acres Hectares Landowners
Ptn. SW 30-31-23 W4M +/- 145.987 +/- 59.028 James Hanger, Rodney Hanger,
Jennifer Deak, and Cory Hanger
Exceptions from title include 1.97 ha (4.86 acres) for Railway Right of Way, 3.62 ha (8.95 acres) for the Telus-
owned Telecommunications Tower site, and 0.082 ha (0.203 acres) for road widening.
Crocus Coulee EstatesArea Structure PlanSite TopographyFigure 3
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2.3 Plan Area and Adjacent Land Uses
Crocus Coulee Estates ASP land holdings are currently designated as Agriculture (A) District with the
land being predominantly cultivated as it was historically used to support agricultural uses. Due to its
proximity to an urban center, the Plan Area is within the Referral Area of the Town of Three Hills /
Kneehill County IDP. The Developers/Landowner family members retain control of the majority of
lands surrounding the Plan Area. The predominant surrounding land use within a half mile of the subject
property is agriculture. The lands to the north are identified as Urban Fringe Area within the IDP.
Within one mile of to the north of the subject property the development form begins to change. As this
area is more proximate to the Town of Three Hills which is predominantly urban residential
development. There are ongoing agricultural activities on lands adjacent to the subject property. In
addition, there is an existing oilfield trucking business directly to the west of the plan area that has been
in place since 1992. The Town of Three Hills sewage lagoons are located one half mile to the west of
this site along Township Road 314.
The owners of the trucking business have expressed concerns that there could be complaints with
regard to the nature of their business and proximity to residential land uses. The Architectural Controls
make reference to existing agricultural and industrial land uses in proximity and that noise, dust and
smells may impact certain lots as a result.
Policy 2.3.1 A Restrictive Covenant will be placed on title, in conjunction with the
Architectural Controls, outlining the presence of ongoing Agricultural
land uses and an Oilfield Service Company in proximity to the subject
property and that these business, and their nature of operations,
require day and night time operations that may result in noise, dust
and smell emanating from the business location that may affect some
lots.
2.4 Crocus Coulee Estates Community Vision
For over 100 years this land was owned by the
Kilgour family. Betty Kilgour wrote several books
and magazine articles about her experiences living
on the family farm. Two of her books capture the
humour of everyday life – “Crocus Coulee in
Bloom” and “The Best of Crocus Coulee”. Her
other books reflect her volunteer work and travel
in Africa and in the South Pacific. In recognition of
this family and its impact on the community, the
name “Crocus Coulee Estates”, was chosen in
honour of the Kilgour Family.
Crocus Coulee Estates is a comprehensively planned and quality residential development. The design
objectives utilized retain the coulee and create an aesthetically pleasing and environmentally friendly
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development with retention of open space and pathway linkages for public use. Architectural controls
will be implemented through a registered building scheme in order to ensure compatibility and quality
controls for all residents in the project. Architectural Controls shall be administered by the Developer
and the Homeowners Association and are detailed in Section 4.0 of this plan.
2.5 Objectives
The Crocus Coulee Estates ASP outlines a comprehensive residential neighbourhood development
strategy with a foundation in sustainable rural residential development practices based on Conservation-
by-Design principles. Conservation-by-Design provides for Smart Growth through small-lot clustered
residential development utilizing efficient communal servicing infrastructure, which together, maximizes
the preservation of natural areas and minimize environmental impacts. The Concept Plan reflects
consistency with applicable County guiding policy documents such as the Municipal Development Plan
and the Land Use Bylaw.
The goals of The Crocus Coulee Estates ASP include:
a) Provide a comprehensive land use, subdivision, and development framework for the
Concept Plan area in accordance with Kneehill County policy;
b) Recognize and respect the site’s proximity to the Town of Three Hills through site and
infrastructure design;
c) To implement quality in built form by the utilization of Architectural Controls for the
community;
d) Provide a variety of residential lot types for the community;
e) Establish effective transportation and efficient communal servicing infrastructure;
f) Encourage low-water use best practices within the development;
g) Maximize the preservation of natural areas; and,
h) Create new community amenities and regional trail network connections.
2.6 Physical Site Features
2.6.1 Topography and Drainage
The site contains relatively flat uplands which slope towards the coulee located in the
central area of the property (Figure 3 - Site Topography). The southerly lands, south of
the coulee, slope moderately from the south to the northwest. The lands north of the
coulee slope moderately from the north east to the south west.
Agricultural soil inventories indicate that the northern +/- 60 acres of the quarter section
are rated as Canada Land Inventory (CLI) Class 3 soils (soils with moderately severe
limitations that restrict the range of crops or require special conservation practices) and the
southern 100 acres of the quarter section to have Class 1 soils (no significant limitations in
crop use). The quarter section is significantly affected by the existence of a coulee and a rail
line which fragments it and makes it less productive agriculturally.
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Existing drainage in the plan area generally flows from the east towards the west. Generally,
the lands are well drained and do not present any impediment to development. The
proposed development area is currently farmed in a cereal crop with some hayland. There is
no vegetation, inclusive of trees, shrubs or natural growth (i.e. – willows) on the land
proposed for development.
The coulee runs from east to west across the property and provides a natural boundary.
This area includes trees and shrubs and will remain in its natural state. The coulee will form
a dedicated park space surrounding the proposed development that will create a buffer and
large contiguous open space. It is anticipated that the coulee would be dedicated in full as a
combination of Environmental Reserve and Municipal Reserve at the inception of the Phase
2 development. Part of the Coulee on the westernmost side of the quarter, and west of the
railroad tracks, would be dedicated as part of Phase 1.
2.6.2 Site Assessments
A number of pre-development Plan Area assessments have been completed in support of
development. Below is a summary of the assessments and their status.
2.6.2.1 Geotechnical
Almor Testing Services Ltd. Performed a shallow subsoil and groundwater site
investigation on the subject property. This report has been submitted to the County
under separate cover. Twenty five (25) test holes were drilled on the site from
November 8 to 10, 2011, at the approximate locations shown on the Site Plan. The test
holes were drilled using a rubber tired truck mounted solid stem auger drill rig,
operated by Almor Testing Services Ltd. of Calgary, Alberta. The test holes were
advanced to a maximum depth of approximately 6.3m below existing ground surface.
Development of the facility using balanced cut/fill earth quantities is feasible, depending
on local variations in soil stratigraphy and topography. Based on selected elevation and
subsoil conditions observed in the test holes, the exposed subgrade soils over most cut
areas are expected to consist of either glaciolacustrine silty clay and/or clay till.
is required, it is recommended the clay till soil will be used for foundations
Policy 2.6.2.1.a The Developer shall implement the recommendations of the
Geotechnical Report at the site development stage to the satisfaction
of Kneehill County.
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2.6.2.2 Environmentally Significant Areas
The Environmentally Significant Areas Study
prepared by Kneehill County defines ESA’s
as:
“areas that are vital to the long term
maintenance of biological diversity, physical
landscape features and/or other natural
processes at multiple spatial scales.” P. 6 ESA
A list of criteria was developed and areas
ranked by their significance within the
County.
Crocus Coulee is not identified as an ESA within the County, however, guidelines are
provided for development within proximity of a coulee as follows:
“Direct development of permanent structures away from valley edges,
protrusions and escarpments (Kneehill County 2005); and,
Ensure land uses and developments are compatible with contiguous landscapes
(e.g. guest ranches and low impact recreation that enable preservation of large
areas of land).” (p. 93 ESA)
Policy 2.6.2.2.a The Developer shall adhere to the guidelines for development within
proximity of a coulee as outlined in the Kneehill Environmentally
Significant Areas Study to the satisfaction of Kneehill County.
2.6.2.3 Historical Resources Impact Assessment
The February 2010 ESA contains a Historic Resources Report prepared by Arrow
Archaeology Ltd. The report contains an assessment as to the prevalence of recorded
historical sites within the County. Many of the recorded sites have been disturbed or
destroyed by agriculture and other development activities. Most of the sites are small
and of limited scientific significance and the potential for the discovery of as yet
unrecorded historical resources is limited primarily to the eastern and south eastern
portions of the County (p. 82 ESA).
Policy 2.6.2.3.a At the subdivision stage, the Developer shall obtain Historic Resource
Act Clearance from the Historic Resources Management Branch of
Community and Culture of the Government of Alberta to the
satisfaction of the County.
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2.6.2.4 Traffic Impact Assessment
A Traffic Impact Assessment (TIA) was prepared by Bunt & Associates Engineering
(Alberta) Ltd. In support of the Area Structure Plan and was submitted to the County of
Kneehill under separate cover. Intersection warrants, sight distance analysis and triggers
for road upgrading are contained with the TIA.
All intersections within the study area are currently functioning within acceptable
capacity parameters and all roadways fall within the range of acceptable daily traffic
volumes based on the current road classifications. In addition, all intersections meet the
appropriate Alberta Transportation warrants and minimum sight distance requirements.
Based on a review of the existing daily traffic volumes in respect to the CN Rail line,
both rail crossings within the study meet the requirement to upgrade the crossing from
signage to a warning system. This is currently required without consideration of site
generated traffic, and therefore, may not be at the sole cost of the Developer to
provide.
The County has indicated that seventeen feet (17’) for road widening for the subject
quarter section will be required on the western and southern boundaries and purchase
agreements for the acquisition of the road widening between the County and the
developer would be entered into at the subdivision stage. It is anticipated that a total of
Thirty Four (34’) of road widening will be required along these roads and this would
likely be acquired over time as area development proceeds.
The 20-Year Post-Development scenarios result in the same conclusions and
recommendations. All intersections are expected to continue to operate within
acceptable parameters. Based on the forecasted daily traffic volumes along Township
Road 314 (west of Access 1) and Range Road 240/240 (north of Township Road 314)
both roadways will need to be upgraded to paved roadway consistent with Kneehill
County’s Major Local Road (Surfaced). All remaining roadways within the study area
continue to fall within the range of acceptable daily traffic volumes based on the current
classification and associated assumptions. Section 6.0 Transportation fully details the
TIA.
2.6.2.5 CN Rail Considerations
An ASP must address the interface condition between development and rail right-of-
way. A CN primary rail line exists within the Plan Area, bi-secting the east side of the
quarter section adjacent to the coulee. Mitigation measures with regard to noise and
vibration are required when development is proposed in proximity to rail lines. Within
the Plan Area a separation of 30 meters is proposed from the right-of-way to the
buildings to mitigate vibration form the tracks within the residences. Additional
measures such as berms, landscaping, and fences to ensure public safety shall be
implemented in consultation with Kneehill County, the Developer and CN.
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Policy 2.6.2.5.a Rail line mitigation measures shall be evaluated by the Developer and
Kneehill County and the Proximity Guidelines and Best Practices
report prepared for the Railway Association of Canada and the
Federation of Canadian Municipalities (August, 2007) shall be utilized
as a guideline.
Policy 2.6.2.5.b Implementation of mitigation measures shall be completed by phase
of development adjacent to the rail line and completed in accordance
with direction from Kneehill County at the appropriate development
stage at Developer’s expense.
3.0 LAND USE AND DEVELOPMENT STRATEGY
3.1 Overview
The Crocus Coulee Estates land use strategy consists of a clustered-type or Conservation-by-Design
development, where by the residential lots are smaller than traditional country residential acreages, lots
are compactly grouped to efficiently utilize communal servicing infrastructure, and where a percentage
greater than 10% of the gross developable area is dedicated and protected as open space.
The Crocus Coulee Estates land use strategy consists of a total of ninety- nine (99) residential units, to
be developed in four (4) phases, which equates to an area density of 0.67 dwelling units per gross acre
(refer to Figure 4 – Land Use Concept and Figure 5 – Land Use Concept Air Photo Overlay).
The residential land use strategy primarily supports single-family detached dwellings on lots (ranging
from 0.85 to 1.00 acres in size).
3.1.1 Population Projections and Densities
The 2006 Statistics Canada Census information shows a population decrease of
approximately two percent, resulting in 5,218 total population from the previous 5,319 in
2001. Kneehill County averages 2.8 persons per household; therefore the population
projection for Crocus Coulee Estates at full build out would be an estimated total of 277.2
persons.
Crocus Coulee EstatesArea Structure PlanLand Use ConceptFigure 4Country Residential - CRMunicipal Reserve - MRPublic Utility Lot - PUL(Stormwater Facilities)Environmental Reserve - ERInternal RoadwayFuture Road DedicationCPR Right-of-Way
Crocus Coulee EstatesArea Structure PlanLand Use Concept - Air Photo OverlayFigure 5
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3.1.2 Land Use Statistics
Table 2 – Crocus Coulee Estates Land Use Statistics
Land Use Category Acres (+/-) Hectares (+/-) Percentage (%) Units
Gross Concept Plan Area 162.33 65.69 100.00 -
Country Residential – CR 93.86 37.98 57.8 99
Agricultural – A
(Private Lands – Telus) 8.95 3.62 5.51
Municipal Reserve - MR 16.51 6.68 10.17 -
Public Utility Lot - PUL
(Stormwater Facilities) 2.98 1.21 1.84 -
Environmental Reserve – ER 17.12 6.93 10.54 -
Internal Roadway 15.39 6.23 9.48 -
Roadway Dedication (17’ W & S) 2.66 1.07 1.63 -
CPR Right-of-Way 4.86 1.97 3.03 -
Gross Concept Plan Area 162.33 65.69 100.00 99
Plan 8681AZ, SE 25-31-24 W4M* 1.16 0.47 - -
Portion of Road Allowance** 0.26 0.11 - -
Notes:
*Included within Gross Concept Plan Area, and proposed as future land acquisition.
** Included within Gross Concept Plan Area, and proposed as request for road allowance closure to be
established as Municipal Reserve.
Areas referenced in table are approximate and are to be determined at the subdivision stage by a certified
legal surveyor.
3.1.3 Residential Land Use
The residential land use strategy support the development of primarily single-family
detached dwelling type lots either 0.85 or 1.00 acres in size. The lot sizes are intended
to accommodate a mix of lot and dwelling sizes, providing choice to the market. Larger
country residential estate-type homes can be constructed on these lots, where a more
generous building envelope is provided. The proposed Land Use District for this
residential land use area, according to the Kneehill County Land Use Bylaw, would be
Country Residential District (CR).
Policy 3.1.3.a The development of the ASP Plan Area shall be consistent with the land
use strategy (refer to Figure 4 – Land Use Concept) recognizing
that the ASP is intended to show the general nature of the land use
strategy, which may be subject to minor change at the land use
redesignation and subdivision stage.
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Policy 3.1.3.b Single-family detached housing shall be the predominate form of
residential unit (i.e. – Mobile homes would be restricted based on
minimum square footage requirements as outlined in the Architectural
Guidelines, Modular homes would be able to meet the square footage
requirements).
Policy 3.1.3.c The ASP Plan Area shall be connected to water and wastewater services
to the satisfaction of Kneehill County. Interim serving solutions may be
acceptable provided they are designed to an acceptable standard as
outlined by Kneehill County and able to connect to a future full servicing
system.
Policy 3.1.3.d The Developer shall prepare a set of Architectural Controls, to the
satisfaction of Kneehill County, which can be distinct in their design but
should, at minimum, be comprised of unifying elements in order to create
a comprehensive and cohesive neighbourhood.
Policy 3.1.3.e The ASP Plan Area shall contain open space and pedestrian connections
throughout, with comprehensively planned connections and open spaces.
Pedestrian connections to the north will be made as these adjacent lands
develop over time and are designed to align long term with existing
pathway/ sidewalk networks within the Town of Three Hills.
3.1.4 Telecommunications Tower Site
The land use statistics table includes the Telus-owned telecommunications tower site +/-
8.95 acres in the overall acreage total for the project site. It is anticipated that should this
telecommunications tower site no longer be required it will be reacquired by the Crocus
Coulee Estates developer. A potential road connection to this parcel has been provided and
it may be subject to re-development should it transition away from hosting a
telecommunications tower. Redevelopment of this site is not outlined in the ASP and would
require an amendment to this ASP to occur.
Policy 3.1.4.a Should the telecommunications tower site be required an amendment to this
ASP shall be required to the satisfaction of Kneehill County.
3.1.5 Phasing
The first phase proposed for Crocus Coulee Estates, includes nine (9) lots in the northwest
corner of the Plan Area. Subsequent phasing should occur as initiated by the developer
based on market sales and economic conditions and may vary without amendment to this
plan at the discretion of Council.
17
Figure 6 - Phasing Strategy delineates a phasing strategy for Crocus Coulee Estates.
Policy 3.1.5.a The Plan Area shall be developed comprehensively in accordance with the
Phasing Strategy.
4.0 DEVELOPMENT STANDARDS
Development standards and Architectural Controls will be utilized to ensure that all new site
development will have a unified and comprehensive appearance. These guidelines will also be
registered on individual title as restrictive covenants. A draft set of Architectural Controls can
be found in Appendix B – Architectural Controls, these shall be refined at the subdivision
stage and registered against the title of each lot.
The Architectural Controls do not replace the Land Use Bylaw (LUB) and thus all development
applications must meet the criteria as per the LUB and its associated land use categories.
Policy 4.1.1.a The Crocus Coulee Estates Architectural Controls shall inform quality
in the built environment and include, but not be limited to, the
following:
Exterior of the single-family detached product, house plans, and
elevations may only be repeated at least every four (4) dwellings, to
ensure variety in the aesthetic of the streetscape;
Preferred primary roof slope is 6:12 and should not be less than
5:12;
Coordinated exterior colours, specifically earth-tone materials and
finishes of all buildings, to achieve a reasonable continuity of
appearance;
Emphasis on water conservation through the use of low-flow
fixtures and water reuse;
No exterior potable water irrigation for landscaping is permitted,
and the use of cisterns capturing rainwater for this purpose shall be
encouraged, attention shall be paid to proximity to the escarpment
and geotechnical recommendations when utilizing irrigation on site;
Management of outdoor storage of Recreational Vehicles; and,
Utilize FireSmart building techniques (i.e., fire resistant materials,
roofing choices such as metal, tile, asphalt or ULC-rated treated
shakes or non-combustible materials, closed eaves, tempered,
thermal or smaller double- pane windows.
Crocus Coulee EstatesArea Structure PlanPhasing StrategyFigure 6
18
Policy 4.1.1.b The Architectural Controls will be registered on title for each parcel and be
prepared by the Developer, with review at the discretion of the County.
Enforcement of the Architectural Controls shall be by the Developer until such
time as the HOA is incepted.
Policy 4.1.1.c A Homeowners Association shall be incepted under the Society’s Act of Alberta
by the Developer to implement and enforce the Architectural Guidelines and
other aspects of community living such as garbage collection, landscaping and
storage of goods. The Homeowners Association shall be incepted at 50%
occupancy of Phase 1 and the Developer shall remain on the Homeowners
Association until 50% off all lots are sold.
5.0 OPEN SPACE, RESERVE DEDICATION, AND PATHWAYS
In order to ensure the Crocus Coulee Estates development has as little environmental impact as
possible and maintains its objective of high environmental performance, emphasis will be made
on sustainable development and environmental preservation. Not only will this development
require environmental stewardship during the construction and design phase, it will also require
that in operation, it will leave as little environmental impact as possible.
The open space strategy includes a mix of three (3) types of land use: Municipal Reserve (MR),
Public Utility Lot (PUL), and Environmental Reserve (ER). Combined, these three (3) land uses
form an open space network of +/- 36.61 acres or 22.55 percent of the gross developable area.
Crocus Coulee Estates is planned to provide:
edge conditions that are sensitive to adjacent uses and compatible with them;
passive recreational space;
Open Coulee areas retained in perpetuity; and
Contain natural internal trails that may link to regional pathways should they be established
over time.
The mixture of both passive and active recreation will provide outdoor space for both resident
and neighbours. The continuation and planning for the regional trail has been incorporated
western boundary with internal (private) linkages.
5.1 Municipal Reserve (MR)
The Municipal Government Act (MGA) requires a municipality to ensure landowners/developers
allocate and dedicate up to 10% of land being subdivided for the purposes of providing public
parks, school, or recreational facilities. The MR dedication is +/- 16.51acres or just over 10.00
percent of gross developable area, which satisfies the MGA requirement. The location of the MR
is throughout the Plan Area. The MR location is strategically paired with new regional trail
19
connections to serve both Crocus Coulee Estates residents and greater community. The new
regional trail alignment conforms to proposed regional alignments within Kneehill County
planning documents and will be built to current County standards.
Policy 5.1.1.a Municipal Reserve dedication is to be provided to the Kneehill County in
accordance with Section 666 of the Municipal Government Act.
5.2 Public Utility Lot (PUL)
There are four (4) PUL areas within the development concept, comprising a total of +/- 2.98
acres. The PUL areas are to contain the stormwater retention facility. The facility will be
comprised of a landscaped wet pond area. This facility and the overall stormwater management
strategy are discussed in detail Section 7.0 of this Plan.
5.3 Environmental Reserve (ER)
Within the Plan Area Environmental Reserve is proposed primarily for the retention of the
coulee in its natural state in perpetuity. Environmental Reserve is defined in the Municipal
Government Act as follows:
664(1) Subject to section 663, a subdivision authority may require the owner of a
parcel of land that is the subject of a proposed subdivision to provide part of that parcel
of land as environmental reserve if it consists of
(a) a swamp, gully, ravine, coulee or natural drainage course,
(b) land that is subject to flooding or is, in the opinion of the subdivision authority,
unstable, or
(c) a strip of land, not less than 6 metres in width, abutting the bed and shore of
any lake, river, stream or other body of water for the purpose of
(i) preventing pollution, or
(ii) providing public access to and beside the bed and shore.
Policy 5.2.1.a Dedication of Environmental Reserve in the Plan Area shall be determined by the
Municipality in accordance with the MDP policy and s.664 of the Municipal
Government Act.
6.0 TRANSPORTATION
The road system has been designed to create a safe and efficient movement of vehicles through
the development (Figure 7 - Transportation Network Strategy). A Traffic Impact
Assessment has been prepared and submitted to the County under separate cover.
Crocus Coulee EstatesArea Structure PlanHIGHWAY 21Township Road 314Internal Road NetworkEmergency Egress AccessRange Road 240Town of Three Hills BoundaryCrocus Coulee Estates Plan Area BoundaryThiRTransportation Network StrategyFigure 7
20
Highway 21 is a two-lane undivided provincial highway that runs north-south. The posted
speed limit is 100 km/hr in the vicinity of the proposed development. There are no current
plans in place for any improvements on Highway 21 within the study area.
Township Road 314 is a gravel roadway, with a general width of approximately 8 metres.
There are locations between Range 240 and Highway 21 where the width of Township Road
314 varies from 7.2 to 9.5 metres. No speed is posted and therefore the assumed speed limit is
80 km/hr. Township Road 314 intersects Highway 21 with stop control along Township Road
314. A CN rail line crosses Township Road 314 30 metres from the intersection with Range
Road 240 A.
Range Road 240 is a gravel roadway in the vicinity of the site and has a minimum width of
approximately 8 metres. At the west intersection with Township Rod 314, the width of the
Range Road 240 A is approximately 10 metres. No speed is posted and therefore the assumed
speed limit is 80 km/hr. A CN rail line crosses Range Road 240 approximately 1 kilometre north
of Township Road 314.
CN Rail Corridor crosses both Range Road 240 and Township Road 314. Both crossing are
at-grade, and marked with signage only. This rail line is identified as a Principal Main Line.
Generally the train traffic on this type of rail line will exceed 10 trains per day. The trains usually
exceed a speed of 80 km/hr and will include heavy trains that contain 3 or 4 locomotives per
train. (source: Bunt Engineering interview with CN Staff).
6.1 Road Network
Three site access locations are proposed, with one emergency access. There will be two access
locations along Range Road 240 and one access along Township Road 314, along with the
emergency access. The proposed accesses will be designed to meet the operation requirements,
as outlined within the analysis portion of the TIA report.
For the Opening Day, all roadways are expected to continue to operate within the
environmental capacities. It should be noted that if dust control is not currently used on the
sections of Range Road 240, as assumed based on the existing, it should be implemented as part
of the Opening Day horizon. This would be subject to inclusion in a Development Agreement,
incepted at the appropriate phase of development. Range Road 240 provides access to The
Town of Three Hills, a golf course and a municipal transfer site.
For the 20-Year scenarios upgrades will be required along Township Road 314 and Range Road
240 (the main route to/from Three Hills). Typically once daily traffic volumes on a given
roadway exceed 500 vpd, surfacing/paving is recommended. Township Road 314 west of Access
1 to Range Road 240 north of Township Road 314 will require paving, and potentially widening
21
at the 20-Year horizon. The surfaced roadway standard for Kneehill County is a Major Local
Road with a design speed of 100 km/hr.
Policy 6.1.1 Access to the Plan Area shall be generally in accordance with Figure 7 -
Transportation Network Strategy.
Policy 6.1.2 The Plan Area both during and after full development will provide and maintain
appropriate emergency vehicle access, to the satisfaction of Kneehill County.
Policy 6.1.3 Complete road systems, in accordance with established development thresholds in the
TIA, shall be constructed by the Developer at their expense as negotiated and
discussed with, and to the satisfaction of, Kneehill County. Development Agreements
will be entered into at the appropriate stage of each phase of development.
Policy 6.1.4 Required upgrades to internal roads and contributions toward the upgrade of external
roads shall be outlined within a Development Agreement and shall be to the
satisfaction of Kneehill County.
Policy 6.1.5 The Northerly Emergency Egress route through the NW 30-31-23 W4M shall be
dedicated a road plans as a part of the Phase One subdivision registration process.
Improvements to the physical level of road development road within the registered
road plan shall be undertaken at the Phase Three subdivision stage.
Policy 6.1.6 Cost sharing and/or Endeavours to Assist will be considered where infrastructure is
provided beyond what is required for the development, at the sole discretion of the
Kneehill County to assign.
7.0 SERVICING
The development of the project water, sanitary sewer, and storm sewers will be consistent with
the Town of Three Hills and Kneehill County utility servicing concepts and requirements.
All new development shall be serviced with municipal water and sanitary sewer. Interim levels of
servicing may be considered by the County for Phase One only at the appropriate time provided
the meet the County’s standard and can be converted in the future to a fully developed servicing
system.
7.1 Potable Water Supply
The Town of Three Hills water system will be expanded to serve the plan area as indicated
conceptually in Figure 8 - Preliminary Potable Water Strategy.
Crocus Coulee Estates
Area Structure Plan
Preliminary Potable Water Strategy Figure
8
72:16+,352$'5$1*(52$':$7(5 &211(&7,2132,17
75(17+$0
67250321'
(;,67,1*75(17+$068%',9,6,21
22
It is anticipated that a water trunk line will immediately cross Range Road 240 at the water
connection point and travel down the east side of the Range Road to the Crocus Coulee Estates
development. The providing of potable water service to the development is at the sole expense
of the Developer.
Policy 7.1.1.a The potable water distribution system shall be designed in accordance with the
Standards and Specifications of Kneehill County.
Policy 7.1.1.b Provision of potable water infrastructure to the subject property shall be outlined within
a Development Agreement and shall be undertaken at the expense of the Developer
to the satisfaction of Kneehill County.
Policy 7.1.1.c Cost sharing and/or Endeavours to Assist will be considered where infrastructure is
provided beyond what is required for the development, at the sole discretion of the
Kneehill County to assign.
7.2 Sanitary Wastewater
To accommodate the development of this property, a sanitary system will be designed to take
the sewer from the project, west to the existing Town of Three Hills sewage treatment lagoons.
A lift station or a gravity flow system are options for this line from the project to the lagoons.
The new line will tie into an existing manhole near the lagoons to allow for flow into the
treatment facility. The sanitary system proposed to service the site is conceptually illustrated in
Figure 9 - Preliminary Wastewater Strategy.
It is anticipated that sanitary sewer trunk lines will flow to the west in the project towards
Range Road 240. A main line will then flow South along the Range Road and then turn west to
the lagoons along the North side of Township Road 314. The initial phase of development may
be permitted to utilize an interim servicing system provided it is constructed to the satisfaction
of Kneehill County and can be integrated into the full sanitary system at the appropriate time.
The providing of sanitary wastewater service to the development is at the sole expense of the
Developer.
Policy 7.2.1.a The sanitary wastewater distribution system shall be designed in accordance with the
Standards and Specifications of Kneehill County.
Policy 7.2.1.b Provision of sanitary wastewater infrastructure to the subject property shall be outlined
within a Development Agreement and shall be undertaken at the expense of the
Developer to the satisfaction of Kneehill County.
Crocus Coulee Estates
Area Structure Plan
Preliminary Wastewater Strategy Figure
9
72:16+,3 52$'5$1*(52$'6(:(5&211(&7,2132,17
23
Policy 7.2.1.c The sanitary sewer trunk line to the Town of Three Hills lagoons shall be a condition of
subdivision for Phase two approvals to the satisfaction of Kneehill County. All
subsequent phases, outside of Phase One, shall have deep utility connections.
Policy 7.2.1.d Cost sharing and/or Endeavours to Assist will be considered where infrastructure is
provided beyond what is required for the development, at the sole discretion of the
Kneehill County to assign.
7.3 Stormwater Management
A Stormwater Management Plan has been prepared and submitted to Kneehill County under
separate cover. Storm run-off from the plan area will be restricted to pre-development flows in
accordance with County and Alberta Environment standards. The storm concept for the plan is
shown in Figure 10 - Stormwater Strategy.
The majority of the runoff generated within the developer portion of the study area which
includes mainly lots and roads, will be conveyed to the proposed PUL pond locations through
the ditch systems along roads, pathways and back of lots. The three major ponds will be wet
with permanent pond sections 2.5m deep. The smaller pond, collecting runoff from a small area
of 5.4 ha will be of a dry type with a 0.6m deep section below the pond outlet pipe performing
as a sediment bay.
Detailed storm water management plans are to be completed in the later stages of the project
as per the requirements of the County. Initial drainage concepts for the project show that 4
storm facility ponds will be constructed on the site to accommodate the development flows.
These storm ponds have been incorporated into the open spaces and at strategic locations on
the site.
Policy 7.3.1.a The stormwater management strategy for the Plan Area shall be designed in
accordance with the Standards and Specifications of Kneehill County.
7.4 Shallow Utilities
Shallow utilities (i.e. natural gas, power, telephone, cable) will be extended into the plan area in
accordance with the requirements of the individual utility companies and service providers.
Policy 7.4.1.a Detailed design of the shallow utilities shall occur at the subdivision stage.
7.5 Protective Services
Police Service to the Conceptual Plan area is provided by the Royal Canadian Mounted Police
and Kneehill County Peace Officers.
Crocus Coulee EstatesArea Structure PlanStormwater StrategyFigure 1072:16+,352$'5$1*(52$'
24
Fire protection will be provided by the County. The Concept Plan Area will be serviced by 911
emergency services with an emergency locator system set up for each individual property.
Fire protection for the area will be provided from a potable water supply system. Hydrants
have been strategically placed within the development. The hydrants do not necessarily provide
100% coverage but rather a source for firefighting capabilities. The purpose of these hydrants is
to provide a water source for the pumper trucks.
An emergency egress for the site is provided through lands to the north these lands are under
the ownership and control of the Developer. The emergency egress connects to an existing well
head road and access right of way that remains clear and accessible year round. The Developer
shall enter into an easement agreement allowing Crocus Coulee Estates residents to utilize the
well head access road for emergency egress until such time as a more suitable alternative is
provided either by the future development of lands to the north utilizing road dedications and
connections or by virtue of another access road being constructed.
Policy 7.5.1.a New subdivisions shall meet the criteria and requirements for on-site firefighting
measures as determined by Kneehill County.
Policy 7.5.1.b An emergency egress to the north shall be provided by the Developer and solidified by
way of formal easement agreement.
8.0 PUBLIC CONSULTATION
A public Open House was held to provide an opportunity for the Landowners and Project Team
to discuss The Crocus Coulee Estates ASP proposal with the public and gather feedback from
area residents and other local stakeholders regarding the intent and design of the proposal. The
feedback received is used to inform any revisions necessary prior to bringing the ASP proposal
forward for formal consideration by Kneehill County Council.
To ensure valuable information was received from those who attended the Public Open House,
a variety of consultation techniques were utilized, which included:
Information display boards that identified specific themes to solicit feedback;
Feedback forms and follow-up contact information; and,
One-on-one discussions with members of the Project Team.
The Public Open House was advertised in the September 21st and September 28th editions of
The Three Hills Capital. A copy of the invitation-advertisement was provided directly to
Kneehill County Administration for internal and external agency referral. Invitation-
advertisements were also mailed to all Kneehill County landowners (10 landowners) within one
mile of the Plan Area. Invitations were also forwarded to the Reeve and Council of Kneehill
County as well as the Mayor and Council of the Town of Three Hills.
25
The Public Open House was held from 6:30 pm to 8:30 pm Thursday, 6 October 2011, at the
Three Hills Memorial Centre in the Lodge Room.
Approximately eleven (11) area residents attended, as well as Mr. Jerry Brett, Mr. Gilbert
Quashie-Sam and Mr. Kevin Miner all from Kneehill County as well as Mr. Al Campbell and Mr.
Vernon Wiebe from the Town of Three Hills.
A copy of the Open House Report is included in this ASP forming part of Appendix C – Open
House Report.
9.0 IMPLEMENTATION, REVIEW, AND AMENDMENT
9.1 Plan Implementation, Review and Amendment
The Crocus Coulee Estates Area Structure Plan falls within a hierarchy of applicable statutory
plans. The Kneehill County Municipal Development Plan (MDP) is the guiding document for all
development within the municipality. The Land Use Bylaw (LUB) establishes the land use rules
and regulations. The Crocus Coulee Estates ASP presents a greater level of planning detail
within the specific Plan Area and is required to be consistent with both the MDP and LUB.
Development in the ASP should be acceptable to community and consistent with policy
contained within this document. The Crocus Coulee Estates Area Structure Plan does not
supersede, repeal, replace or otherwise diminish any other statutory plan in effect in the Plan
Area.
Policy 9.0.1.a The policies contained within this document shall be reviewed and implemented by
Kneehill County at their discretion.
As the Crocus Coulee Estates ASP is adopted by bylaw of the Municipality, a formal process as
outlined in the Municipal Government Act is required to amend the Plan.
Crocus Coulee Estates
Area Structure Plan
APPENDIX A - Letter from Town of Three Hills
Crocus Coulee Estates
Area Structure Plan
APPENDIX B - Architectural Controls
1
RESTRICTIVE COVENANT
Corey Hanger, Rod Hanger, Jim Hanger and Jennifer Deak of Three Hills,
Alberta (hereinafter referred to as the “Developer”), is the registered owner of certain lands situated near
Three Hills, in the Province of Alberta, and are particularly described in Schedule “A” attached hereto
and by this reference made a part hereof (hereinafter collectively call “the lots” or individually referred
to as a “lot” as the context hereof requires.)”
AND WHEREAS the Developer is developing a planned housing subdivision on
the lots and considers it is desirable for the greater enjoyment of the lots and that it will increase the
value of the lots and it is for the benefit of all of the future owners of the individual lots and that it will
protect the owner of each lot against the improper development and use of surrounding lots that will
depreciate the value of his lot and will prevent haphazard or inharmonious improvements or improper
design or materials, to impose and annex certain restrictions and covenants to the lots and that in making
sales of the lots that the lots shall be conveyed subject to the restrictions, covenants and limitations
hereinafter set forth;
AND WHEREAS the following covenants and conditions are to be administered
and some discretion will be allowed where specifics of an application warrant and there is no substantial
departure from the intent and substance of this Restrictive Covenant.
NOW THEREFORE KNOW ALL PERSON BY THESE PRESENTS that the
Developer does for himself, his transferees and assigns, covenants and agrees and does hereby annex the
following covenants and conditions to the aforesaid lots:
1. All of the lots shall be subject to the restrictions and conditions herein set forth which shall be
deemed to be covenants running with the land and shall be binding upon and inured to the
benefit of each lot and the registered owners of each lot, while they are such registered owners
from time to time.
2. The subject property is located in close proximity to an existing oilfield services company and
ongoing agricultural operations that require day and night operation. As a result of these ongoing
business activities a level of noise, dust, and smell from these uses may impact upon certain lots.
3. No attached or semi-attached house, duplex or apartment shall be constructed or erected, nor
shall any house designed for more than one family be built. There shall not be constructed more
than one detached single family dwelling on any on lot and every single family dwelling must
have at least a two-car attached or semi-attached garage.
4. No mobile home shall be parked or placed on any lot. The phrase “mobile home” shall herein
include house or trailer or other similar portable accommodation for one or more person that may
be moved by being towed, pulled or carried.
5. The buildings erected on any lots shall include, only, a private single dwelling house with
attached double or triple garage. A structure to conceal recreational trailers and recreational
vehicles may be constructed provide it conforms to the architectural style and exterior finish of
2
the dwelling house. There shall not be constructed on any lot any detached garage, storage
sheds, or structures to conceal heavy equipment, gasoline tanks and other fuel tanks and stands
therefore. Garden sheds and greenhouses may be constructed provide they conform to the
architectural style and exterior finish of the dwelling house and do not exceed three hundred
square feet.
6. If a lot owner wished to store a recreational vehicle, it must be a recreational vehicle which is
owned by the lot owner and is restricted to one of such recreational vehicle.
7. No fuel, gasoline, oil, chemicals of any nature or biological waste (excepting waste in properly
installed septic tanks) shall be stored on any lots in an amount excess of 25 liters.
8. The minimum habitable floor area, excluding the basement, of any single family dwelling upon
any lot shall be:
a) 900 square feet for bungalow or bi-level dwelling;
b) 1,200 square feet for split level or two storey dwelling:
In calculating the ground area of a dwelling, the measurements shall be taken as the outside
measurements of the main walls of the building and ground level and shall not include any
garages which does not have habitable rooms above it and shall not include any porch,
veranda or unheated sunroom.
8. No dwelling house on any single lot shall be used for any propose other than of a private
dwelling for a single family.
9. The exterior finish, roof, windows, log finish, siding or stucco of any single family dwelling
must be completed within 24 months of the initial excavation of the foundation of the said
dwelling. No vinyl siding shall be permitted. Siding shall be wood product only. No bright
colours on the exterior home shall be permitted and the building façade is required to have a
portion of rock or brick.
10. Utilization of FirseSmart building techniques (i.e. – fire resistant materials, roofing choices such
as metal, tile asphalt or ULC-rated treated shakes or noncombustible materials, closed eaves,
tempered, thermal or smaller double pane windows) is recommended.
11. Preferred primary roof slope is 6:12 and should not be less that 5:12.
12. Exterior of the single family detached product, house plan, and elevation may only be repeated at
least every four (4) dwellings, to ensure a variety of the aesthetic of the streetscape.
13. Any accessory building, garden shed or greenhouse erected on the property shall be
architecturally compatible with the said dwelling house or commensurate with the country
residential subdivision, utilizing the same roofing materials as the dwelling house with only
steel, aluminum, log finish, vinyl or stucco sidings is acceptable.
3
14. Any accessory building, garden shed or greenhouse erected on the property must be sided and
completed within 12 months of the commencement of construction of building.
15. The interior of the dwelling and final building inspection shall be fully completed (excluding
development) within 24 months of commencement of the initial excavation of the foundation of
thereof.
16. No heavy equipment or tractor trailers shall be stored or operated on the property other than for
the purpose of construction of the dwelling or improvement of the property. In the event that a
lot owner is an owner or operator of such equipment for commercial purposes, such equipment
shall not be stored or operated within the subdivision other than as set out above.
17. If a lot owner is to keep dogs on their lot, suitable fences or electric restraint systems are to be
installed to ensure that any such dogs do not leave the owner’s property. No lot owner shall have
any more than two (2) dogs on the property and the dog(s) must be confined indoors between the
hours of 10:00 p.m. and 6:00 a.m.
18. There shall be no keeping of livestock of any kind including, but not limited to, horses, alpacas,
llamas, cattle, swine, goats or poultry and excluding dogs and cats, permitted at any time on any
lot.
19. Conservation of water resources must occur inside and outside of the building envelope. Low
flow fixtures are required in new home construction and exterior irrigation systems or exterior
hose bibs tied to the potable water source are prohibited. Low water landscaping on the lot is
required and capture and re-use of rainwater in the building envelope is recommended.
20. No livestock or animals of any nature shall be raised on the lot for commercial purposes.
21. Crocus Coulee Estates is located in the presence of ongoing Agricultural land uses and an
Oilfield Service Company is in proximity to the subject property. These businesses, and the
nature of operations, require day time and night time activities that may result in noise, dust and
smell emanating from the business location that may affect some lots.
22. If any of the preceding covenants is determined to be void or unenforceable, in whole or in part,
such invalidity or unenforceability of that covenant(s) shall not affect any other covenant and the
remaining covenant(s) shall no affect any other covenant and the remaining covenant(s) shall be
deemed to be separated and distinct covenants.
23. The lot owner is required to connect to piped water and wastewater infrastructure in accordance
with the requirements of Kneehill County and provincial regulations.
24. Household and other garbage must be removed for the property at least monthly and disposed of
in accordance with the local laws at the expense of the landowner.
25. No covenants herein shall be deemed to restrict any provision of any development control bylaw,
development control resolutions, zoning regulation or land use regulation, or any other similar
4
bylaw, resolution or regulation, passed or imposed by any governmental authority but the
covenants herein are to be considered as additional restrictions.
26. These covenants shall be and are deemed to be covenants running with the land and shall be
personally binding upon the successors and assigns of the property herein referred to.
27. This agreement shall not merge upon the deliver or registration of a Transfer of any lot but shall
survive same.
IN WITNESS WHEREOF the Developer have hereunto set their hands and corporate seals, this
_______ day of___________2012.
SIGNED IN PRECENSE OF:
_________________________
Witness
_____________________
Cory Hanger
________________________
Witness
______________________
Rod Hanger
_________________________
Witness
______________________
Jim Hanger
_________________________
Witness
______________________
Jennifer Deak
5
AFFIDAVIT OF EXECUTION
CANADA I,
PROVINCE OF ALBERTA of
TO WIT: in the Province of Alberta, MAKE OATH AND SAY:
1. That I was personally present and did see Cory Hanger and Jim Hanger and Rod Hanger and
Jennifer Deak
named in the within (or annexed) Instrument who is personally known to me to
be the person named therein, duly sign and execute the same for the purpose
named therein.
2. That the same was executed at in the Province of Alberta, and that
I am the subscribing witness thereto.
3. That I know the said parties and they are in my belief of the full age of 18 years.
SWORN BEFORE ME at ______________________________
in the Province of Alberta, this
day of , 2011
________________________
A Commissioner for Oaths in
and for the Province of Alberta
Crocus Coulee Estates
Area Structure Plan
APPENDIX C - Open House Report
Suite 325, 259 Midpark Way SE • Calgary • Alberta • T2X 1M2 • Tel: 403.201.5305 • Fax: 403.201.5344
The Crocus Coulee Estates Area Structure Plan
Public Open House Summary Report
Submitted to Kneehill County
12 December 2011
The Crocus Coulee Estates Area Structure Plan Public Open House Summary Report 12 December 2011
2
1.0 INTRODUCTION
Proposal
The Crocus Coulee Estates Area Structure Plan has been developed to include approximately +/-
145.987 acres (+/-59.028 hectares) of land. This land is currently owned by four (4) separate land
owners on one (1) title who are working together to develop the land. The Crocus Coulee Estates Area
Structure Plan is located in Kneehill County, approximately one (1) mile south of the Town of Three
Hills. The land is legally described as Ptn. SW 30-31-23 W4M.
The Crocus Coulee Estates Area Structure Plan (ASP) proposes to establish a framework for the orderly
and economic, subdivision and development of a new residential development in Kneehill County.
Crocus Coulee Estates is designed as a high end, low maintenance, environmentally conscious
community that appeals to residents that want to live in a rural setting while still having proximity to an
urban employment centre. The community will have strict architectural controls that ensure
compatibility and quality for all development within the plan area, making the overall appearance of
the development consistent and aesthetically pleasing. The housing styles will be single detached with
all secondary outbuildings, such as garages and sheds, to conform to the main building style and décor.
Purpose of the Public Open House
The Public Open House was an opportunity for the Landowners and Project Team to discuss The Crocus
Coulee Estates ASP proposal with the public and gather feedback from area residents and other local
stakeholders regarding the intent and design of the proposal. Feedback is used to inform any revisions
necessary prior to bringing the ASP proposal forward for formal consideration by Kneehill County
Council.
To ensure valuable information was received from those who attended the Public Open House, a
variety of consultation techniques were utilized, which included:
• Information display boards that identified specific themes to solicit feedback;
• Feedback forms and follow-up contact information; and,
• One-on-one discussions with members of the Project Team.
2.0 MUNICIPAL AND STAKEHOLDER CONSULTATION
Prior to the Public Open House, the Project Team submitted the ASP proposal to Kneehill County Council
and received direction to proceed to public consultation. The Project Team has corresponded and
collaborated with the Kneehill County Administration (Planning and Operations Departments) to
develop the current ASP proposal.
The Public Open House was advertised in the September 21st and September 28th editions of The Capital.
A copy of the invitation-advertisement was provided directly to Kneehill County Administration for
internal and external agency referral. Invitation-advertisements were also mailed to all Kneehill County
landowners (10 landowners) within one mile of the Plan Area. Invitations were also forwarded to the
Reeve and Council of Kneehill County as well as the Mayor and Council of the Town of Three Hills.
The Crocus Coulee Estates Area Structure Plan Public Open House Summary Report 12 December 2011
3
The Public Open House was held from 6:30 pm to 8:30 pm Thursday, 6 October 2011, at the Three Hills
Memorial Centre in the Lodge Room.
We were pleased to host approximately eleven (11) area residents, as well as Mr. Jerry Brett, Mr. Gilbert
Quashie-Sam and Mr. Kevin Miner all from the County as well as Mr. Al Campbell and Mr. Vernon Wiebe
from the Town of Three Hills.
4.0 OPEN HOUSE SUMMARY REPORT
The following summarizes comments and concerns provided during the one-on-one discussions with
Project Team members, and the receipt of feedback forms received from area residents. Two (2)
written feedback forms were received.
Please note that there is no ranking of issues as feedback was sought in an open forum and participants
were not asked to rank issues. Only planning and design matters are reported in this summary report.
Comments and Considerations.
• Trail System – make offsite connections and ensure that a Regional Trail connection can be
established.
• Farmstead interface with residential areas should be addressed in ASP policy. Make sure that
there are no land use conflicts created by retaining the farmstead. (i.e. – limit the range of
livestock that can be on the property)
• Road contribution – contributions will be made to the external road upgrade at the discretion
and direction of the County. Practice currently is $25,000 or 50% for undeveloped areas. This
will have to be a consideration of Council and the overall phasing strategy for the site needs to
be the trigger for upgrades.
• Make an appointment to talk to Council at the Town of Three Hills (This did happen on
November 14th).
• Road widening, will it affect building envelopers in the long term? We have accommodated for
building envelopes that have a setback from the municipal road system in consideration of any
additional road widening that may be requested.
• Storm Water Management looks okay, how will that triangle piece work? The landowners will
acquire the triangle piece and attempt to close that portion of the road allowance to permit the
PUL facility for storm in this area.
The Crocus Coulee Estates Area Structure Plan Public Open House Summary Report 12 December 2011
4
5.0 SUMMARY
Generally, participants offered support of the proposed Area Structure Plan. The Project Team will
reflect on specific feedback received and revise the proposal as necessary. The final Area Structure Plan
will be brought forward to Kneehill County Council for formal consideration in January 2012.
6.0 APPENDIX (ENCLOSURES)
• Invitation-Advertisement
• Information Display Boards
• Feedback Forms
PUBLIC OPEN HOUSE INVITATION
COUNTRY RESIDENTIAL DEVELOPMENT - AREA STRUCTURE PLAN PROPOSAL
We invite you to a Public Open House to
discuss the Crocus Coulee Estates Area
Structure Plan lands, approximately 146
acres in size, located at SW 30-31-23 W4M
within Kneehill County.
The Area Structure Plan proposes the
creation of a new country residential
neighbourhood. The neighbourhood
design and land use strategy is based on
Conservation-by-Design principles - a
compact, clustered, and effi cently serviced
development footprint that maximizes the
protection of natural areas and provides
open space amenities.
Please join us to provide input on the
design and character of the proposed
neighbourhood. We welcome your
feedback and look forward to meeting you.
LONGVIEW
Planning + Design
For more information please contact Kristi Beunder at:
403.201.5305 or kristi@longviewplanning.ca
Crocus Coulee Estates
Area Structure Plan
Kneehill County
SW 30-31-23 W4M
When:
Thursday, 6 October, 2011
6:30 -8:30 pm
Where:
Three Hills Memorial Community Centre
(Lodge Room)
212 Main Street
Town of Three Hills
Listen, Learn, Share
(light refreshments provided)
Concept Plan Location
- Subject Property Location
Crocus Coulee Estates
Area Structure Plan
Location - Regional ContextTown of Three Hills Boundary
Crocus Coulee Estates
Plan Area Boundary
Crocus Coulee Estates
Area Structure Plan
Location - Regional ContextCrocus Coulee Estates
Plan Area Boundary
Crocus Coulee Estates
Area Structure Plan
Regional Water/Wastewater ServicingCrocus Coulee Estates
Plan Area Boundary
Crocus Coulee EstatesArea Structure PlanAir Photo (Topography)
Crocus Coulee EstatesArea Structure PlanIllustrated Design Concept- Country Residential District- Agricultural District (Farmstead)- Municipal Reserve- Stormwater Facilities- Environmental Reserve
Crocus Coulee EstatesArea Structure PlanAir Photo (Design Concept)
Crocus Coulee EstatesArea Structure PlanCountry Residential Character
Crocus Coulee Estates
Area Structure Plan
Next Steps:
Review feedback from tonight’s •
Open House and revise Design
Concept, as required.
Finalize a comprehensive Area •
Structure Plan (ASP) package, and
submit to the Kneehill County for
circulation and review.
Upon completion of circulation, •
revise the ASP, as required.
Present the ASP to Kneehill •
County Council for consideration of
approval.Next Steps