Town of Stony Plain - Municipal Development Plan (2005-2020)

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Town of Stony Plain - Municipal Development Plan (2005-2020)

  1. 1. MunicipalDevelopment Plan2005 – 2020 Prepared for the Town of Stony Plain by in association with and April 12, 2005
  2. 2. MUNICIPAL DEVELOPMENT PLAN 2005 - 2020 Prepared for the by #408 The Boardwalk, 10310 – 102nd Avenue Edmonton, Alberta T5J 2X6 Phone: (780) 423-6824 Fax: (780) 423-6840 Email: arminap@compusmart.ab.ca in association with April 12, 2005
  3. 3. ACKNOWLEDGEMENTSA Steering Committee comprised of the following individuals oversaw the preparation of theMunicipal Development Plan 2005 - 2020: • Councillor Dwight Ganske • Councillor Dee Louis • Phil Hamel, Town Manager • Ross Sharp, Director of Planning & Infrastructure, Town of Stony Plain • Kim Neill, Director, Community Services • Maria Crump, Manager, Economic Development & Tourism • Cathy Kozyra, Administrative Assistant, Recording Secretary, Planning & Infrastructure • Herb Kuehne, Vice President, Associated Engineering Alberta Ltd. CONSULTANTS Armin A. Preiksaitis, A.C.P., M.C.I.P., Principal Mary Jane Laviolette, Associate Sylvia Summers, Planner Carla Semeniuk, Planner Gregory MacKenzie, C.PT, Planning Technologist Stefan Johansson, AALA, CSLA, Principal Kristina Prystup, Landscape Architect Technologist Herb Kuehne, P.Eng. Vice President, Associated Engineering
  4. 4. TABLE OF CONTENTS 1.0 INTRODUCTION................................................................................................................................. 1 1.1 Basis and Purpose of the Plan....................................................................................................... 1 1.2 Historical Overview ........................................................................................................................ 2 1.3 Regional Setting ............................................................................................................................ 2 1.4 Planning Process........................................................................................................................... 2 1.5 Organization and Interpretation of the Municipal Development Plan ............................................. 4 2.0 VISION AND GUIDING PRINCIPLES................................................................................................. 5 2.1 A Vision For The Future................................................................................................................. 5 2.2 Guiding Principles.......................................................................................................................... 5 3.0 POPULATION GROWTH ................................................................................................................... 7 4.0 GROWTH MANAGEMENT AND URBAN FORM............................................................................... 9 4.1 Emerging Trends ........................................................................................................................... 9 4.2 Future Land Use Concept............................................................................................................ 10 5.0 ECONOMIC DEVELOPMENT AND TOURISM ................................................................................ 13 6.0 ENVIRONMENTAL MANAGEMENT ................................................................................................ 15 7.0 RESIDENTIAL DEVELOPMENT AND NEIGHBOURHOOD DESIGN ............................................. 19 8.0 COMMERCIAL DEVELOPMENT ..................................................................................................... 27 9.0 HISTORIC DOWNTOWN CORE ...................................................................................................... 31 10.0 INDUSTRIAL DEVELOPMENT ........................................................................................................ 35 11.0 COMMUNITY SERVICES ............................................................................................................... 37 12.0 PARKS, RECREATION, OPEN SPACE, TRAILS AND SCHOOLS............................................... 39 13.0 TRANSPORTATION AND INFRASTRUCTURE .............................................................................. 43 14.0 INTERMUNICIPAL PLANNING AND REGIONAL COOPERATION .............................................. 49 15.0 IMPLEMENTATION ........................................................................................................................ 55 GLOSSARY OF TERMS ............................................................................................................................. 61 REFERENCES ............................................................................................................................................ 65 CONTACT LIST .......................................................................................................................................... 67Town of Stony Plain Municipal Development Plan iApril 12, 2005
  5. 5. MAPS after page Map 1 – Regional Context 2 Map 2 – Future Land Use Concept 10 Map 3 – Parks, Recreation, Trails and Schools 16 Map 4 – Transportation Network 44 Map 5 – Water Distribution 46 Map 6 – Sanitary Collection 46 Map 7 – Stormwater Management 46 Map 8 – Future Land Use Concept for Urban Expansion Areas 50 FIGURES on page Figure 1 – Town of Stony Plain Projected Population Growth 2003-2020 7 Figure 2 – Historic Downtown Core 31ii Town of Stony Plain Municipal Development Plan April 12, 2005
  6. 6. PART IOVERVIEW
  7. 7. 1.0 INTRODUCTION 1.1 Basis and Purpose of the Plan The Town of Stony Plain Municipal Development Plan 2005-2020 has been prepared in accordance with Section 632 of the Municipal Government Act, which states a Municipal Development Plan (MDP): a) must address i. the future land uses within the municipality, ii. the manner of and the proposals for future development plans, iii. the coordination of land use, future growth patterns and other infrastructure with adjacent municipalities if there is no intermunicipal development plan, iv. the provision of required transportation systems either generally or specifically, within the municipality and in relation to adjacent municipalities, and v. the provision of municipal services and facilities either generally or specifically. b) may address i. proposals for financing and programming of municipal infrastructure, ii. the coordination of municipal programs relating to the physical, social and economic development of the municipality, iii. environmental matters within the municipality, iv. financial resources of the municipality, v. economic development of the municipality, vi. any other matter relating to physical, social or economic development of the municipality, c) may contain statements regarding the municipality’s development constraints, including the results of any development studies and impact analysis, and goals, objectives, targets, planning policies and corporate strategies, d) must contain policies compatible with the subdivision and development regulations to provide guidance on the type and location of land uses adjacent to sour gas facilities, and e) must contain policies respecting the provision of municipal, school or municipal and school reserves, including but not limited to the need for, amount of an allocation of those reserves and the identification of school requirements in consultation with affected school authorities. As the principal planning document for the Town of Stony Plain it provides clear direction for Council, Administration, developers, property owners, residents and adjacent municipalities toTown of Stony Plain Municipal Development Plan 1April 12, 2005
  8. 8. manage growth and development within the community over the next 15 years to accommodate an estimated population of over 21,000 by the year 2020. This Plan replaces the 1998 MDP, Bylaw No. 2053/D&P/98, which was adopted in September 1998. The MDP may be subject to periodic reviews by the Town of Stony Plain in order to respond to changing needs of the Town. 1.2 Historical Overview The Town of Stony Plain’s history began in 1881 with the development of the first homestead in the area. Originally known as Dog Rump Creek, the area became Stony Plain in 1892 after a post office was constructed. The name Stony Plain was given to the area by the Cree who inhabited the area at the time. Later the community served as the western terminus for the Canadian National Railway in the early 1900s and was officially incorporated as a Town in 1908. Stony Plain’s historic ties to its First Nations heritage, the railroad, RCMP and the farming community are kept alive through its murals program and historic sites. Stony Plain’s growth was slow during the first half of the 1900s and by the late 1960s the population was just over 1,600. The community saw vigorous growth in the 1970s with an average annual growth rate of over 10% followed by 15 years of more modest growth. Since 1996, Stony Plain’s population has increased by 27% from 8,274 to 10,544 in 2003. The community’s annual growth rate since 1991 has averaged nearly 4%. 1.3 Regional Setting The Town of Stony Plain is located approximately 17 km (10 mi) west of the City of Edmonton on Highway 16A and 6 km (3.7 mi) west of the neighboring City of Spruce Grove (refer to Map 1 - Regional Context). Serviced by a CN rail line and two major highways – 16 and 16A – Stony Plain has good access to major markets and serves a regional trade area population of 60,000. Stony Plain and Spruce Grove are both surrounded by Parkland County. Natural resources in the region, including agriculture, coal, petroleum and natural gas, contribute significantly to the local economy. Currently, the Town of Stony Plain encompasses approximately 16.9 square kilometres (10.5 square miles) of land. Part of the preparation of this MDP involved the formulation of an urban growth strategy needed to accommodate future residential, commercial and industrial growth beyond the Town of Stony Plain’s current corporate boundary. 1.4 Planning Process The Town of Stony Plain MDP planning process combined technical analysis with meaningful participation from a variety of stakeholders, including Town Council, the Administration, residents, business groups, and representatives from school divisions and adjacent municipalities. A Steering Committee with representatives from the Town Council and2 Town of Stony Plain Municipal Development Plan April 12, 2005
  9. 9. Administration oversaw the project from November 2004 to April 2005. The following consultation activities were undertaken during this time period. Community Information Program • A media release was issued in November 2004 at the project startup. • An information pamphlet was prepared and distributed by the Town to 3,600 businesses and households in late November 2004. • The information pamphlet, Open House notices and media releases were posted on the Town of Stony Plain’s web site. Consultation with Neighbouring Municipalities and School Boards • Notification letters were mailed in November 2004 to Parkland County, the City of Spruce Grove, the Parkland School Board and the Evergreen Catholic Separate Regional Division. • A meeting was held on December 9, 2004 with representatives of Parkland County and the City of Spruce Grove to provide these representatives with information on the MDP process and to discuss any issues they may have. • A meeting was held on February 4, 2005 with representatives from the Parkland Public School Division and the Evergreen Catholic Separate Regional Division to provide information on the MDP process and to discuss future school locations and any issues the school divsions may have. Stakeholder Consultation • Letters and the Project Backgrounder were mailed in November 2004 to the Stony Plain and District Chamber of Commerce, the Stony Plain and Spruce Grove Rotary Clubs, and land developers active in the area. • A presentation was made to the Stony Plain and District Chamber of Commerce on February 9, 2005 to provide information on the on the MDP process. Open House on MDP Alternatives • An Open House was held on December 16, 2004 at the Town of Stony Plain offices to share background information collected to date and to review a proposed urban growth strategy for the Town. This Open House enabled stakeholders to review the information presented, meet with project representatives, Town Administration, and provide feedback by completing a comment sheet. Public Hearing • A public hearing is scheduled on April 11, 2005 to provide residents, property owners and other stakeholders with the opportunity to comment on the proposed MDP prior to Council approval.Town of Stony Plain Municipal Development Plan 3April 12, 2005
  10. 10. 1.5 Organization and Interpretation of the Municipal Development Plan The MDP has been organized into three major sections PART I – OVERVIEW includes Sections 1 through 3. It contains the introduction, purpose and legal basis for the Plan, historical overview, regional setting, planning process along with the vision and guiding principles. PART II – GOALS, OBJECTIVES AND POLICIES includes Sections 4 through 14. This part contains the goals, objectives and policies adopted by Council to direct the future physical, social and economic development of the Town of Stony Plain to the year 2020. PART III – IMPLEMENTATION is covered in Section 15 and describes the mechanisms and instruments available to Council to implement the policies contained in the Plan. As a note to the reader, the headings in the left hand margin are intended to assist the reader by highlighting the corresponding policy statements, and are not to be interpreted as policy statements themselves. Compliance with policies in this Plan shall be interpreted and applied as follows: • ‘shall’ – means mandatory compliance. • ‘should’ – means compliance in principle but is subject to the discretion of the Approving Authority where compliance is impracticable or undesirable because of valid planning principles or circumstances unique to a specific application. • ‘may’ – means discretionary compliance or a choice in applying policy. To get a complete understanding of the MDP, it is recommended that the reader review the entire document and not read specific sections or policies in isolation of the balance of the document.4 Town of Stony Plain Municipal Development Plan April 12, 2005
  11. 11. 2.0 VISION AND GUIDING PRINCIPLES Communities that have been most successful in their planning and development efforts are those that have a shared vision for the future against which to judge their policies, programs and actions. The shared vision can act as a consistency test for every major, or seemingly minor decision made by Council and the Administration. The MDP Steering Committee adopted the vision articulated in the Town of Stony Plain Strategic Plan and formulated ten guiding principles to represent key directions for Stony Plain’s future growth and development. 2.1 A Vision For The Future The Town of Stony Plain’s shared vision is to be: “A strong, vibrant community where we respect our heritage, embrace the present and are excited about our future.” 2.2 Guiding Principles The following are guiding principles for achieving the vision. These were used in developing the goals, objectives and policies found in the MDP. Principle #1: Maintain a small town atmosphere and sense of community. Principle #2: Continue to implement the economic development and tourism strategy. Principle #3: Maintain a collaborative style of leadership, which allows opportunities for public and stakeholder consultation in decision-making. Principle #4: Preserve and enhance the quality of life for residents of Stony Plain by maintaining a safe and attractive community with employment opportunities, housing choice, attractive parks and open spaces, and supporting community services and infrastructure. Principle #5: Pursue mutually beneficial regional partnerships and alliances. Principle #6: Maintain the Downtown Historic Core as a vibrant mixed-use centre and focal point for the community. Principle #7: Promote environmental stewardship by protecting and preserving natural areas and encouraging environmentally sound practices.Town of Stony Plain Municipal Development Plan 5April 12, 2005
  12. 12. Principle #8: Build complete and attractive neighbourhoods that provide for a range of housing choices, recreation/facilities, open space and services. Principle #9: Manage urban growth in a manner that is physically, economically and environmentally sustainable in the long term. Principle #10: Promote high quality design and development that builds on the Town’s historic theme.6 Town of Stony Plain Municipal Development Plan April 12, 2005
  13. 13. 3.0 POPULATION GROWTH Stony Plain’s population has grown steadily over the past 30 years. Its attractive setting, strong transportation links and proximity to a major urban centre have contributed to this growth. Since 1996, the population has increased by 27% from 8,274 to 10,544 in 2003. The community’s annual growth rate since 1991 has averaged nearly 4%. Assuming that the current 4% annual growth pattern continues, a target population of 20,539 is projected for Stony Plain for the year 2020. This is depicted in the centre growth line in Figure 1 below. Figure 1: Town of Stony Plain Projected Population Growth 2003-2020 24,500 23,500 22,500 21,500 20,500 19,500 Population 18,500 17,500 16,500 15,500 14,500 13,500 12,500 11,500 10,500 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 5.00% 10,544 11,071 11,625 12,206 12,816 13,457 14,130 14,836 15,578 16,357 17,175 18,034 18,936 19,882 20,876 21,920 23,016 24,167 4.00% 10,544 10,966 11,404 11,861 12,335 12,828 13,342 13,875 14,430 15,007 15,608 16,232 16,881 17,557 18,259 18,989 19,749 20,539 3.00% 10,544 10,860 11,186 11,522 11,867 12,223 12,590 12,968 13,357 13,758 14,170 14,595 15,033 15,484 15,949 16,427 16,920 17,428 For the purposes of this MDP the Town of Stony Plain will establish a target population of 21,000 by the year 2020. A contingency figure of 25,000 will be recognized for planning of facilities and infrastructure should population growth take place at a faster pace.Town of Stony Plain Municipal Development Plan 7April 12, 2005
  14. 14. PART IIGOALS, OBJECTIVESAND POLICIES
  15. 15. 4.0 GROWTH MANAGEMENT AND URBAN FORM Growth management is the process of directing or guiding development in a manner that is consistent with the vision, guiding principles, goals, objectives and policies contained in this MDP. Urban form refers to the design and layout of our urban environment. It includes considerations such as density, street layout, transportation, centres of employment, and urban design. As the Town of Stony Plain’s population is going to double to 21,000 over the next 15 years respondents to the Town of Stony Plain’s 2003 Community and Employee Satisfaction Survey indicated they valued the small town atmosphere, friendly people, high level of maintenance and upkeep of the Town’s amenities such as parks, opens space and walking trails. All these factors contribute to the attractiveness and livability of the Town of Stony Plain. In order to achieve the vision and guiding principles for the MDP as described in Section 2.0 the following is a brief description of emerging trends and best practices in building complete, integrated and sustainable communities. 4.1 Emerging Trends The smart growth movement has had a considerable influence on both growth management and urban form over the past decade. Smart growth does not disapprove or place limits on development but rather promotes the building of communities that are more hospitable, productive, fiscally and environmentally responsible than most of the communities that have developed in the last century. Smart Growth emphasises the importance of people and the liveability of the environment in which they live and the need to take a holistic approach to building communities. Key principles of smart growth include: • compact, mixed-use development; • open space conservation; • expanded mobility; • enhanced liveability; • efficient management and expansion of infrastructure; and • infill, redevelopment and adaptive reuse in built up areas. Sustainable development and new urbanism are also planning movements that are having a profound effect on the shape of our communities. Initially, sustainable development tended to focus on conserving and protecting natural resources. Today the principles of sustainable development have broadened to include physical, economic and social sustainability in the design of our communities. Many of the aims of sustainable development are reflected in the smart growth principles.1 [1 Armin A. Preiksaitis & Associates. Discussion Paper for Achieving Integrated Communities: Wood Buffalo and Development Corporation, August 2002. ]Town of Stony Plain Municipal Development Plan 9April 12, 2005
  16. 16. New urbanism is committed to the following planning principles: • A built environment diverse in use (high and low density residential, commercial and office uses) and population (age, sex, ethnicity and income). • Fostering community activity by ensuring that buildings enhance pedestrian comfort in the way that they relate to public streets, and thereby providing an attractive, safe and public realm. • Communities designed for pedestrians, bicycles and transit as well as cars. • Well-connected and defined public streets and open spaces as the main structuring elements of a community. • Universally accessible public open spaces and community institutions that provide a sense of place and act as landmarks of community identity. • Architecture and landscape design that respects local history, climate, ecology and building practices. • The preservation of historic buildings and districts. • Integrating the natural environment into communities. These are important planning trends and principles that need to be considered in formulating policies for managing future growth and development within the Town of Stony Plain. Compact and orderly development helps in creating more complete neighbourhoods with a high level of amenities and services. This is best achieved when growth occurs in a planned and phased manner rather than sporadically in response to ad hoc development requests. 4.2 Future Land Use Concept The regional context, historical land use patterns, natural and man-made constraints, efficient and economical extension of roadways and infrastructure, community input, emerging trends and best practices have been considered in recommending the Future Land Use Concept illustrated on Map 2. Map 2 provides a generalized land use framework. The Town of Stony Plain does not guarantee the map’s accuracy. All information on the map should be verified by consulting the text of the MDP, relevant area structure plans (ASP) and the Land Use Bylaw. The following is a brief description of the proposed future land use patterns shown on Map 2 - Future Land Use Concept. Rural Residential / Special Study Area Rural residential uses are proposed in the southwest quadrant of the Town shown on Map 2 - Future Land Use Concept. These are areas intended for low density rural residential development including agricultural uses, conservation of open spaces and natural areas, and limited larger lot country residential development (minimum 0.81 hectares / 2.0 acres). It is intended that an ASP be prepared for the area noted as Special Study Area prior to consideration of further subdivision or residential development. The ASP needs to give careful consideration to10 Town of Stony Plain Municipal Development Plan April 12, 2005
  17. 17. proposed land uses, densities, lot size, preservation of natural areas, man-made and natural constraints, provision of roadways, potable water, sewage disposal and stormwater management. The fiscal impact upon the Town of developing the area for development of various densities needs to be carefully considered by Council. Urban Residential Residential neighbourhoods will continue to be the basic building blocks for residential development within the Town of Stony Plain. The integrity of existing older neighbourhoods needs to be valued while allowing for selective infill and intensification in keeping with the policy directions contained in this MDP. Areas designated for future residential expansion are shown on Map 2 - Future Land Use Concept. Discussions during the preparation of this MDP considered that the current practice of requiring individual ASPs for relatively small areas, usually a quarter section, has not resulted in complete neighbourhoods with schools, parks, recreation facilities and other amenities within easy walking distance. Through this new MDP it is recommended that ASPs be prepared for larger areas to integrate plans for two to five adjacent neighbourhoods, with the area to be determined by natural features and/or arterial roadways. Generally speaking the ASPs are to cover areas from 130 hectares (320 acres) to 324 hectares (800 acres) in size. A variety of housing types, densities and lot sizes are to be provided in adjoining neighbourhoods to meet the range of household types and household incomes which shall be encouraged in each neighbourhood. School sites should be located on the edges of the neighbourhood to provide for better accessibility and to better serve multiple neighbourhoods. Historic Downtown Core As shown in Map 2 - Future Land Use Concept, the Historic Downtown Core will continue to be the heart of the community and a mixed-use centre accommodating civic uses, retail, office and housing. It is important that it be a pedestrian friendly alternative to other arterial commercial areas and provides a unique sense of place building based on its strong historical theme. Commercial In addition to the Historic Downtown Core, Map 2 - Future Land Use Concept shows other locations for commercial uses depending upon its role and function in the hierarchy of commercial areas. These include arterial commercial, commercial recreation and neighbourhood commercial areas. Industrial Uses Proposed locations for light and general industrial uses are shown on Map 2 - Future Land Use Concept. Light industrial uses are uses intended to encompass manufacturing, processing, repair, research, distribution and ancillary office sales, and storage whose operations are mainly confined to an enclosed structure with no off-site nuisance affects. General industrial uses are operations which may include a broad range of manufacturing and other industrial processes including yard storage which may have some nuisance affects but these do not extend beyond the industrial area.Town of Stony Plain Municipal Development Plan 11April 12, 2005
  18. 18. Parks, Recreation and Open Spaces As illustrated conceptually in Map 2 - Future Land Use Concept, existing parks and natural areas associated with Atim Creek will continue to be linked through greenways and multi-purpose trails connecting parks, recreation facilities, school sites and other activity areas. The 2005 Trail Master Plan makes provision for an intermunicipal trail link to provide a connection utilizing the Stony Plain trail system to connect with the TransAlta Tri Leisure Centre in Spruce Grove. Institutional These include schools, church sites and government buildings. More precise locations and size of future school sites will be confirmed in consultation with the Parkland School Division and the Evergreen Catholic Separate Regional Division. Existing and potential future school sites have been conceptually shown on Map 2 - Future Land Use Concept.12 Town of Stony Plain Municipal Development Plan April 12, 2005
  19. 19. 5.0 ECONOMIC DEVELOPMENT AND TOURISM Goal: Foster community economic development and tourism to diversify the economy, attract new investment, create jobs and expand the tax base. Stony Plain has traditionally been an important agricultural service centre in the area. In addition to its own population of almost 11,000 it serves a trade area of approximately 67,000 people within the City of Spruce Grove, Parkland County and Lac Ste Anne County area. Industrial and commercial land is available both in the north and south industrial parks located north and south of Highway 16A. Commercial opportunities are also available in the downtown core and north along Highway 779 (Fifth Meridian). The Town of Stony Plain has its own Economic Development and Tourism Department. The Town also recognizes the need for regional cooperation and partnerships when it comes to the momentum of economic development and tourism. The Town of Stony Plain has been active participants in the Alberta Capital Regional Alliance (ACRA) and the Greater Edmonton Growth Team (GEGT). The Town of Stony Plain, City of Spruce Grove and Parkland County have also successfully worked together to cooperatively support and attract new business and investment opportunities to the Tri- Municipal Region. Economic development is centred on creating a positive environment from which local businesses can succeed, grow and attract new enterprise to the community. Growth potential for tourism is also good. A strategy has been adopted by the Town to focus on four key areas – communication and linkages, education and training, product development, and marketing. Objectives The economic development and tourism objectives are to: • pursue a community economic development strategy to promote internal growth and development; • provide the necessary infrastructure to promote commercial and industrial growth; • create a positive and competitive business environment; and • increase tourism visitation and expenditures through co-operative marketing and the development and enhancement of tourism attractions, services and infrastructure.Town of Stony Plain Municipal Development Plan 13April 12, 2005
  20. 20. Policies Key Phrases Policy Statements 5.1 Maintain a Positive Continue to maintain a competitive business climate by Business Climate keeping taxes low, providing the necessary community infrastructure and amenities and ensuring a “business friendly approach” in the processing of development and building permits for commercial and industrial properties. 5.2 Implement Business Work with the Chamber of Commerce and Stony Plain Development Strategy Action Team to implement the business development strategy for the community. 5.3 Pursue Opportunities for Participate in regional economic development and tourism Regional Partnerships organizations such as the Metro Edmonton Economic Development Team (MEEDT), Regional Tourism Group (Edmonton Tourism), Economic Developers Association of Canada, and the Economic Development Association of Alberta. 5.4 Adequate Land Supply Ensure an adequate supply of serviced industrial, and Infrastructure commercial and residential land by annexing additional lands to the Town and designating lands for these purposes in the MDP and through more detailed ASPs. 5.5 Tourism Development Increase tourism visitation and expenditures in the Town of Stony Plain through promotions, development and enhancement of local tourism products (e.g. local history), services and infrastructure. 5.6 Image Building and Prepare and adopt design guidelines to extend the Town Theming of Stony Plain’s heritage theme beyond the downtown to include commercial areas, highway entrances, street and neighbourhood names, parks and open spaces and other theming opportunities.14 Town of Stony Plain Municipal Development Plan April 12, 2005
  21. 21. 6.0 ENVIRONMENTAL MANAGEMENT Goal: Be responsible stewards of the environment by protecting and integrating natural watercourses and natural areas in new development and making land use decisions that maintain environmental quality for future generations. The Town of Stony Plain recognizes the importance of ensuring that environmental protection and development objectives work in harmony so that environmentally sustainable growth can be accommodated. The MDP conceptually identifies natural areas as well as lands subject to natural hazards such as flooding, high water tables, and steep slopes. The Town of Stony Plain is committed to maintaining sustainable and environmentally sound development and operating practices ranging from protecting heritage and cultural sites, energy efficient design, water conservation, promoting complete and integrated neighbourhoods and walkability. The Big Lake Basin Task Force was established to investigate and make recommendations regarding stormwater drainage guidelines for the Basin to alleviate drainage problems. It was recommended that affected municipalities adopt land use policies and planning tools to strictly control development within the floodplain and provide stormwater management measures for all developments. Objectives The environmental management objectives are to: • identify and conserve environmentally sensitive areas; • encourage environmental stewardship amongst residents and property owners; • integrate environmentally sensitive areas and green spaces into the design of neighbourhoods and other forms of development through ASPs; • identify and mitigate risks from man-made and natural hazards; and • employ sustainable development practices for the management of solid waste, water conservation and stormwater management.Town of Stony Plain Municipal Development Plan 15April 12, 2005
  22. 22. Policies Key Phrases Policy Statements 6.1 Protection of Natural The Town of Stony Plain shall require the protection and Areas conservation of natural areas by the following means: a) environmental reserve dedication; b) municipal reserve dedication; c) environmental reserve easements; d) conservation easements; e) donations and bequests; and f) acquisition through purchase or land trades. 6.2 Identification of Natural The location and extent of natural areas is conceptually Areas shown on Map 3 – Parks, Recreation, Trails and Schools. The Town of Stony Plain should maintain an inventory of remaining natural areas as well as known historic and archaeological sites. As part of the preparation of a tentative plan of subdivision it is important to confirm the location and geographic extent of any natural areas, hazard lands, historic or archaeological sites. A detailed analysis shall be undertaken by a qualified consultant, acceptable to both the Town of Stony Plain and the developers, with all costs borne by the developers. 6.3 Linking and Integrating Where possible, the Town of Stony Plain shall require as Open Space to Create part of the plan of subdivision process, that sustainable Greenways natural areas be integrated into the design of new development areas to form part of the linked and integrated parks and open space system, including the retention of natural corridors and stormwater ponds to form continuous greenways. 6.4 Environmental Reserve The Town of Stony Plain shall require as part of the Dedication subdivision application dedication as environmental reserve, all lands within an area to be subdivided that can be defined as environmental reserve in accordance with the provisions of the Municipal Government Act.16 Town of Stony Plain Municipal Development Plan April 12, 2005
  23. 23. 6.5 Hazard Lands No development shall be allowed in areas that are prone to flooding, erosion, landslides, subsidence or any other natural or human-induced hazards. Development on or in proximity to hazards areas may be considered only if recommended in a geotechnical study prepared by a qualified professional and if adequate setbacks are provided. 6.6 Floodplain Protection The Town of Stony Plain, consistent with the recommendations of the Big Lake Basin Task Force, shall not permit the construction of any permanent structure, filling, development, or modification other than that deemed necessary for maintenance of flow on those land located lower than the 1:100 year flood event plus a 0.5 m factor for historical flood events. 6.7 Conservation of Trees Tree conservation and replacement shall be a consideration in the review of applications for rezoning, subdivision and development. The Town of Stony Plain may require developers to submit tree surveys in support of the development review process at the developers expense. 6.8 Setbacks Along The Town of Stony Plain shall require a minimum lot Watercourses and setback of 10 m (30 feet) to be dedicated as Wetlands environmental reserve measured from the 1:100 year flood elevation or the top of the bank of watercourses such as creeks and streams or the high water mark of a wetland. 6.9 Municipal Environmental The Town of Stony Plain may require a municipal Impact Assessment environmental impact assessment for any proposed development that may have a detrimental environmental effect. If required, a municipal environmental impact assessment shall, include but not necessarily be limited to the following: a) a description of the proposed development, including its purpose, alternatives, and staging requirements; b) a description of the biophysical environment that would be affected; c) a prediction of the effects (positive and negative) that the proposed undertaking may have on the biophysical environment;Town of Stony Plain Municipal Development Plan 17April 12, 2005
  24. 24. d) an indication of the limitation of the study, criteria used in predicting effects, and interests consulted; e) recommended measures to mitigate any negative effects identified; and f) presentation of the results in a framework that can assist decision-makers in determining the final course of action. 6.10 Environmental Site The Town of Stony Plain may require an Environmental Assessment Site Assessment which shall be conducted in accordance with the Canadian Standards Association Guide, as amended from time to time, in support of a rezoning or subdivision application. The decision as to whether or not an environmental site assessment is required shall be subject to: a) the nature of the proposed use; b) the current and historical use of the subject property and surrounding lands; and c) information from other sources that suggest the subject property may contain environmental contaminants. 6.11 Remediation of The Town of Stony Plain shall require evidence from a Contaminated Sites qualified professional that appropriate remediation measures shall be carried out on any property containing environmental contaminants prior to issuing a development permit for the subject site. 6.12 Heritage Preservation The Town of Stony Plain should work with Alberta Community Development in identifying heritage and archaeological resources, recognizing heritage properties through its legislative powers and developing policies and incentives to encourage owners to conserve properties with heritage value.18 Town of Stony Plain Municipal Development Plan April 12, 2005
  25. 25. 7.0 RESIDENTIAL DEVELOPMENT AND NEIGHBOURHOOD DESIGN Goal: Encourage the development of well- planned and attractive neighbourhoods that provide for a wide range of housing choice and amenities. Having complete, functional and attractive neighbourhoods with a good choice of housing for various income groups and lifestyles contributes to Stony Plain’s liveability. Stony Plain currently is able to provide a wide range of housing choices ranging from larger lot country residential style development to single family detached dwellings of varying lot sizes to townhouses and apartments, providing both rental and ownership opportunities. Single family detached dwellings (66% of total) remain the predominate form of housing within the Town. As the community continues to grow and as demographics change there will be a need for more seniors accommodation and rental and condominium accommodation for young people who are entering the work force and wish to stay in the community. This demand may require development with higher density housing forms within suburban neighbourhoods, as well as established neighbourhoods, to provide greater housing choice for this emerging market. Objectives The residential development and neighbourhood design objectives are to: • direct major residential growth in a logical and phased manner consistent with the efficient and economic expansion of municipal infrastructure; • provide for a range of housing choice to suit differing lifestyles, income levels and special needs; • design and develop complete neighbourhoods with local amenities and services such as parks, schools and pedestrian links (trails and sidewalks); and • foster a high standard of urban design for multi-family housing.Town of Stony Plain Municipal Development Plan 19April 12, 2005
  26. 26. Policies Key Phrases Policy Statements 7.1 Location of Residential The Town of Stony Plain shall direct both rural and urban Development residential development to areas identified for this purpose on Map 2 – Future Land Use Concept. 7.2 Orderly and Contiguous The Town of Stony Plain shall encourage residential Development development to proceed in a logical, phased manner by encouraging infilling of existing neighbourhoods prior to opening new areas for development. 7.3 Providing for a Range of The Town of Stony Plain shall endeavour to continue to Housing Choice provide a wide range of housing choice to meet varying housing needs based upon income and lifestyle including; large lot housing, small lot housing, duplexes, townhouses and apartments with a range of tenure options including fee simple, condominium and rental housing. 7.4 Seniors Housing The Town of Stony Plain shall continue to support the development of a range of seniors housing by both the private and non-profit sector throughout the community. This may include the need to establish partnerships with groups and individuals that can actively encourage increased seniors housing opportunities. Locations for seniors housing may be dispersed within existing and new neighbourhoods within easy walking distance of shopping, medical services and other amenities. 7.5 Affordable and Special The Town of Stony Plain shall facilitate the provision of Needs Housing affordable and special needs housing within the community through partnerships with non-profit groups, developers, and other agencies and groups. Residential development that offers innovative and alternative design features that broaden the range of affordable and supportive housing choices that are consistent with the policies in the MDP should be encouraged. 7.6 Rural Residential The Town of Stony Plain shall consider allowing low intensity rural residential development within the southwest portions of the Town shown as rural residential on Map 2 - Future Land Use Concept subject to the preparation and adoption of an ASP for the area. The ASP needs to address, but not necessarily be limited to the following items:20 Town of Stony Plain Municipal Development Plan April 12, 2005
  27. 27. a) appropriate future land uses including lot sizes and proposed densities; b) protection and integration of natural areas and features; c) natural and man-made constraints; d) transportation and access; e) methods of providing potable water, sanitary sewage disposal, and franchise utilities to the area; f) staging; and g) fiscal impact to the Town as a result of proceeding with development. 7.7 Clustering of Rural Within the Rural Residential area the Town of Stony Plain Residential Housing may allow, subject to the proper zoning, the clustering of lots to preserve viewscapes, natural areas or special environmental characteristics. Where clustering is permitted the average overall density shall not exceed the equivalent number of parcels per hectare obtained through conventional design. Conservation easements or other types of caveats may be required to preserve the open spaces. 7.8 Urban Residential The Town of Stony Plain shall allow residential Development development at urban densities in areas shown as urban residential on Map 2 – Future Land Use Concept. Although the predominant use within neighbourhoods shall be residential, design of neighbourhoods shall permit a range of complementary institutional and community facilities that are compatible with and accessory to creating complete neighbourhoods. These may include such uses as places of worship, elementary schools, community centres, public parks and recreation facilities, supportive housing, health services and convenience retail sites. Location and size of these will be determined during the preparation and approval of ASPs. 7.9 Neighbourhoods as Neighbourhoods shall be the basic unit of residential Building Blocks development and form the building block for which an overall residential community is created.Town of Stony Plain Municipal Development Plan 21April 12, 2005
  28. 28. 7.10 Need for More In order to provide for more complete communities with Comprehensive Multi- easy access to amenities such as schools, parks and Neighbourhood Area recreation opportunities the Town of Stony Plain shall Structure Plans require the preparation of multi-neighbourhood ASPs for 2-5 adjacent neighbourhoods with the area to be determined by natural features and/or arterial roadways. Generally speaking the ASPs are to cover areas ranging from 130 hectares (320 acres) to 324 hectares (800 acres) in size. 7.11 Area Structure Plan (ASP) In newly developing areas ASPs shall be prepared and Requirements submitted to Council for approval in accordance with Section 633 of the Municipal Government Act. Requirements for what needs to be contained in the ASP are described in detail in Policy 15.4. 7.12 Area Redevelopment Plan Prior to established neighbourhoods or existing (ARP) Requirements commercial and industrial areas being substantially changed by proposed redevelopment the Town of Stony Plain may require preparation and adoption of an ARP in accordance with Section 634 of the Municipal Government Act. Requirements for what needs to be contained in an ARP are described in detail in Policy 15.5. 7.13 Neighbourhood Design Through the ASP and subdivision processes, ensure that Principles residential neighbourhoods are designed and developed in a manner to make them safe, attractive, and well serviced through the following design principles: a) the neighbourhood should be the basic planning unit usually a quarter section in size likely bordered by arterial roadways; b) the overall residential density of a neighbourhood should not exceed 38 persons per gross residential hectare; c) the design of the neighbourhood, wherever possible, should maintain stands of trees, watercourses, wetlands, ravines, and other natural features; d) provide for centrally-located school sites if required by the local school divsions, with sites located adjacent to neighbourhood parks; e) provide focal points (e.g. parks, squares, playgrounds, schools, community facilities, churches) within the neighbourhood to encourage cohesion and interaction;22 Town of Stony Plain Municipal Development Plan April 12, 2005
  29. 29. f) provide for a wide range of housing forms and tenure; g) wherever possible, sites for multiple unit dwellings should be grouped in areas where adequate amenities are available nearby, and situated near the intersection of neighbourhood entry points and collector streets; h) typically arterial roadways shall form the boundary of the neighbourhoods, with collector streets providing exterior circulation, and local streets access to houses and other sites; i) the design of neighbourhoods should avoid dwellings fronting onto highways and arterial roadways; j) neighbourhoods need to be designed so collector roadways could be used as future transit routes and that transit service could be provided within a 400 m walking distance of most homes; k) the design should be integrated into the Town-wide multi-use trail systems by linking residential areas with open space and activity nodes through municipal, school, and environmental reserves, public utility lots, planned trails, and other amenities; l) design should provide adequate parks and open space to service the neighbourhood, preferably in the form of larger centralized park areas which are more usable and easier to maintain; m) the design of neighbourhoods should take into consideration Crime Prevention Through Environmental Design (CPTED) principles to promote safer neighbourhoods; and n) a neighbourhood commercial site may be provided along a collector or arterial street to serve the daily shopping needs of the neighbourhood. 7.14 Innovative Notwithstanding Policy 7.13, alternative neighbourhood Neighbourhood Design design concepts may be considered by the Town of Stony Plain where it can be demonstrated that economic, demographic or market forces call for a different neighbourhood form or size yet is suitably integrated with the overall Land Use Concept and complies with other policies contained in the MDP.Town of Stony Plain Municipal Development Plan 23April 12, 2005
  30. 30. 7.15 Siting Criteria for Multi- The Town of Stony Plain may consider locations for higher Family Residential density multi-family development outside of the downtown Development core provided the following criteria are met: a) located adjacent to collector and arterial roadways, provided the development can effectively buffer residents from traffic noise and visual impacts through appropriate urban design and landscaping; b) proximity to employment centres, shopping and to other community amenities; c) higher density housing forms particularly apartments should be adjacent to park developments or linear open spaces; d) potential impact of additional traffic on the surrounding neighbourhood is addressed [a traffic impact assessment (TIA) may be required]; and e) where higher density housing forms, particularly apartment blocks, are located adjacent to lower density uses; the bulk and massing of the building should be mitigated through appropriate setbacks, landscaping and/or terracing of the building form. 7.16 Secondary Suites The Town of Stony Plain shall allow secondary suites as a discretionary use in single family neighbourhoods as a means of increasing the supply of affordable housing. Due to impacts on parking and increased density secondary suites will not be allowed in small lot housing areas, duplexes, manufactured homes and multi-family housing. 7.17 Design Principles for Infill The Town of Stony Plain shall support infill residential Residential Sites development on vacant or underutilized parcels of land in established neighbourhoods, provided due regard is given to the following: a) compatibility in height, scale, and design of other buildings in the neighbourhood; b) continuity with nearby streetscape and lotting patterns; c) compatibility with surrounding land uses; d) appropriate landscaping, provision of parking/loading, and preservation of existing vegetation; e) adequate infrastructure capacity; f) traffic impact;24 Town of Stony Plain Municipal Development Plan April 12, 2005
  31. 31. g) preservation and integration of buildings considered to have historical and / or architectural significance; and h) public acceptance based upon community consultation. 7.18 Manufactured Housing The Town of Stony Plain may consider manufactured Subdivisions and Parks home multi-lot subdivisions or parks if it is demonstrated that such housing is compatible with other forms of housing and conforms to an approved ASP and provisions of the Land Use Bylaw.Town of Stony Plain Municipal Development Plan 25April 12, 2005
  32. 32. 8.0 COMMERCIAL DEVELOPMENT Goal: Provide for well-located and compatible commercial development opportunities to serve both local residents and the regional market. Commercial development includes both retail and office development. Emerging retail trends have changed the location and size of retail formats in urban centres. Some of the emerging trends that have affected retailing include: • a shift in preference away from the traditional mall towards more focused destination shopping; • the emergence of the factory outlet, dominant retailing, big box, club warehouse retailers and power centres as shopping alternatives; • the emergence of e-commerce or internet shopping, home shopping television, smart cards, on site interactive systems and new opportunities for vending machines; and • the increased popularity of the neighbourhood convenience commercial centres / strip malls located in residential suburbs instead of highway commercial areas and the traditional downtown has lead many municipalities to undertake downtown revitalization efforts to retain an active and vital town centre. Outside the historic downtown core commercial uses depending upon their role and function in the hierarchy of commercial centres include the following: Arterial Commercial: is commonly referred to as ‘highway commercial’ use that serves the travelling public, is accessible to major highways and arterials and was initially designed to provide convenience services such as restaurants, motels, service stations. With recent changes in the retail hierarchy and structure, highway locations such as Highway 16A are becoming particularly attractive to ‘big box’ stores as well. It would be appropriate for the Town of Stony Plain to review and revise its Land Use Bylaw by integrating its C-2 Vehicular Oriented Commercial district and C-4 Shopping Centre Commercial District in its Land Use Bylaw. Commercial Recreation: includes large site commercial activities such as golf courses, RV parks and campgrounds, and other types of tourist facilities/attractions. Given that the Town of Stony Plain is the western gateway to Alberta’s Capital Region for traffic travelling east from Jasper, opportunities exist to promote these types of developments along the Highway 16A Corridor. Lands along Highway 16A immediately west of the Exhibition Park are particularly suited for Commercial Recreation uses. Neighbourhood Commercial: These uses are consistent with C-3 Neighbourhood Commercial District which are sites to accommodate small neighbourhood convenience service uses in residential areas on collector and arterial roadways. The size of these sites should be capped in the C-3 District of theTown of Stony Plain Municipal Development Plan 27April 12, 2005
  33. 33. Land Use Bylaws to ensure they do not evolve as larger strip malls. Due to their size, local commercial sites are not all included on Map 2 - Future Land Use Concept. These would best be identified as part of the ASP process and no amendment should be required to this MDP to accommodate additional local commercial sites if needed. Objectives The commercial development objectives are to: • provide opportunities for arterial commercial expansion along major transportation corridors; • improve the quality and appearance of arterial commercial areas; and • provide for commercial recreation opportunities such as golf courses, RV parks and other types of tourist attractions along the Highway 16A Corridor. Policies Key Phrases Policy Statements 8.1 Location of Commercial The Town of Stony Plain shall direct commercial Development development to areas identified for this purpose on Map 2 - Future Land Use Concept. 8.2 Quality of Arterial The Town of Stony Plain shall ensure, through Commercial Development performance standards contained in the Land Use Bylaw, that the landscaping, siting, form and unified architectural treatment of arterial commercial development improves the visual quality of the arterial roadway. Parking and loading areas should be paved and screened and provided with signage where appropriate. 8.3 Location of The Town of Stony Plain shall support the development of Neighbourhood Neighbourhood Commercial Centres in select locations on Commercial major arterial and collector streets and prohibited from locating adjacent to school sites and parks. Care shall be taken to choose sites which will minimize land use conflicts with nearby residential properties but at the same time, provide convenient access to neighbourhood patrons. 8.4 Development Standards The Town of Stony Plain Land Use Bylaw shall contain for Neighbourhood development standards for Neighbourhood Commercial Commercial Sites sites including parking, landscaping, signage and intensity of development.28 Town of Stony Plain Municipal Development Plan April 12, 2005
  34. 34. 8.5 Access Control The Town of Stony Plain shall require commercial developments fronting on Highway 16A and arterial roadways to maintain access through service roads or other forms of shared internal accesses where possible. 8.6 Home Occupations The Town of Stony Plain will allow for and regulate home occupation through performance standards in the Land Use Bylaw that give consideration to the following: a) traffic and parking issues; b) aesthetics; c) impact on adjacent properties; d) maintaining residential use as the primary use; and e) any other considerations deemed appropriate by the Approving Authority.Town of Stony Plain Municipal Development Plan 29April 12, 2005
  35. 35. 9.0 HISTORIC DOWNTOWN CORE Goal: Maintain and encourage future growth in the historic downtown core as a street- oriented mixed-use centre that provides a place to shop, work, live and play. The Town of Stony Plain’s Historic Downtown Core has traditionally been the heart and commercial and civic focal point for the community, as shown in Figure 2. During the 1970’s and 1980’s steady growth in commercial and office markets drove downtown development. Social, economic and political changes have required downtowns to reposition themselves as mixed-use pedestrian oriented centres. Stony Plain’s historic charm and human scale is well suited to this. Housing, urban tourism, arts, specialty retail and family attractions are key drivers to the downtown’s new economy. Figure 2 – Historic Downtown CoreTown of Stony Plain Municipal Development Plan 31April 12, 2005
  36. 36. It is important to review the C-1 - Central Business Commercial District and C-T - Central Transition District to ensure that there is adequate latitude in the permitted and discretionary uses and development regulations to accommodate a wide range of compatible downtown uses. Success of the Alberta Main Street Programme approach demonstrates that this holistic and grass roots approach works. The strategies used within their four-point approach include: • successful project organization to enhance community participation in the main street initiative and downtown activities; • professional design assistance in the physical restoration and enhancement of the existing historic storefront facades and the design compatibility of new development; • effective marketing techniques to promote the downtown as a unique shopping experience and business community; and • strong economic development strategies to support business retention and the attraction of new businesses. Objectives The historic downtown core objectives are to: • reinforce and enhance the downtown as the primary retail service centre and focal point for the Town; • encourage the downtown to continue to be a mixed-use, pedestrian area for arts, culture, civic, residential, office and retail development; • continue to promote and encourage higher-density residential development in or near the downtown; and • implement a main street programme for downtown. Policies Key Phrases Policy Statements 9.1 Role of the Downtown The Town of Stony Plain shall reinforce the role of the Downtown as a pedestrian-oriented mixed-use area with retail, office, arts and culture, housing, civic, and entertainment uses as a catalyst and focal point for development 9.2 Encouraging Housing The Town of Stony Plain should identify and designate Opportunities in and near through amendments to the Land Use Bylaw sites for Downtown higher density infill housing, either as entirely residential or mixed-use projects, in order to create pedestrian traffic and augment the Downtown customer base.32 Town of Stony Plain Municipal Development Plan April 12, 2005
  37. 37. 9.3 Main Street Programme The Town of Stony Plain should pursue an application to the Alberta Main Street Programme to implement the four point approach as follows: a) successful project organization to enhance community participation in the main street initiative and downtown activities; b) professional design assistance in the physical restoration and enhancement of the existing historic storefront facades and the design compatibility of new development; c) effective marketing techniques to promote the downtown as a unique shopping experience and business community; and d) strong economic development strategies to support business retention and the attraction of new businesses. 9.4 Downtown Parking The Town of Stony Plain shall ensure through the Land Standards Use Bylaw that provision is made for ample on-street and off-street parking in the Downtown area. 9.5 Review Existing Zoning The Town of Stony Plain should undertake a review and revision if necessary of the C-1 – Central Business District and C-T – Central Transition District to ensure that the range of land uses such retail, commercial, residential and civic uses are allowed so as to stimulate development within the Historic Downtown Core.Town of Stony Plain Municipal Development Plan 33April 12, 2005
  38. 38. 10.0 INDUSTRIAL DEVELOPMENT Goal: To plan and provide for competitively priced industrial land and business parks. The Town of Stony Plain is well positioned to attract business and industry given its good transportation links provided by Highways 16, 16A, 779, local roadways and railway facilities and available infrastructure. Serviced industrial land is competitively priced compared to larger urban centres in the Capital Region. Currently, most of the business industrial development is located in the North Business Park north of Highway 16A. As can be seen in Map 2 – Future Land Use Concept, industrial expansion is proposed to the north of the North Business Park. New highway commercial and industrial expansion areas have also been identified on the south side of Highway 16A west of Glory Hills Road. Care must be taken in siting industrial uses particularly general or heavy industrial uses which may pose a risk or have nuisance affects (e.g. smell, noise, dust) on nearby residents. It would be appropriate to review the existing Land Use Bylaw to ensure that performance standards including buffering and separation distance requirements are adequate to avoid potential conflicts between industrial and other non-industrial uses. The Land Use Bylaw has both light industrial and heavy industrial districts. Objectives The industrial development objectives are to: • maintain an adequate supply of serviced industrial lots; • avoid conflict between industrial uses and other land uses; and • review and update the industrial districts in the Land Use Bylaw. Policies Key Phrases Policy Statements 10.1 Location of Industrial The Town of Stony Plain shall direct industrial Development development to areas identified for this purpose on Map 2 - Future Land Use Concept.Town of Stony Plain Municipal Development Plan 35April 12, 2005
  39. 39. 10.2 Inventory of Industrial The Town of Stony Plain should maintain an adequate Land inventory of serviced industrial sites of various lot sizes and type (light and general) to meet the needs of business and industry. 10.3 Area Structure Plan The Town of Stony Plain shall require ASPs be prepared Requirements for newly developing areas and be submitted to Council for approval in accordance with Section 633 of the Municipal Government Act. Requirements for what needs to be contained in the ASP are described in detail in Policy 15.4. 10.4 Industrial Development The Town of Stony Plain Land Use Bylaw shall contain Standards development standards for industrial sites including siting and design of buildings, landscaping and screening of storage and parking areas, signage and intensity of development, while recognizing the industrial nature of these areas. 10.5 Separation / Buffering The Town of Stony Plain through provisions in the Land from Noxious Industry Use Bylaw shall ensure that adequate separation distances and transition between industrial and non- industrial uses are maintained in siting potentially noxious industry that may create very significant land use conflicts with regard to noise, dust, vibration, smoke, odour, or potential environmental contamination, or pose safety and risk management issues. 10.6 Industrial Traffic The Town of Stony Plain shall ensure that industrial areas are planned so as to have direct access to truck routes, highways, and railways to the greatest extent possible. 10.7 Municipal Environmental The Town of Stony Plain may require a municipal Impact Assessment environmental impact assessment for industrial development that may have a detrimental environmental affect. Requirements for what needs to be contained in the municipal environmental impact assessment are described in detail in Policy 6.936 Town of Stony Plain Municipal Development Plan April 12, 2005
  40. 40. 11.0 COMMUNITY SERVICES Goal: Ensure health, social and protective services are provided for in an economical and coordinated manner to meet the needs of residents. The Spruce Grove / Stony Plain Area Study includes and analysis of the provision of community services. Policing is provided through a contract with the RCMP. The Stony Plain Fire Department has a totally volunteer staff. Spruce Grove, Stony Plain and Parkland County have mutual agreements for fire protection. The Parkland Ambulance Authority provides ambulance services to the Town of Stony Plain. A new Health Services Centre was constructed in the South Business Park in 2000. The Town of Stony Plain also has a public library, museum, and the provincial courts building for the area. Whereas, places of religious assembly were previously located in the heart of the community. Larger places of worship are being developed and located along major arterial roadways at the edge of communities. Objectives The community services objectives are to: • maintain a safe and attractive community; • meet the health and social service needs of a growing community; • provide an optimum level of emergency and protective services; and • seek ways of providing shared services with neighbouring municipalities and other agencies. Policies Key Phrases Policy Statements 11.1 Social Service and The Town of Stony Plain should facilitate the provision of Health Facilities required sites for public service facilities. 11.2 Emergency and The Town of Stony Plain shall ensure the provision of Protective Services emergency and protective services to accommodate a growing and changing population.Town of Stony Plain Municipal Development Plan 37April 12, 2005
  41. 41. 11.3 Shared services The Town of Stony Plain shall continue to support mutually beneficial service agreements with the City of Spruce Grove and Parkland County for protective and emergency services and other community services. 11.4 Place of Religious The need for places of religious assembly shall be Assembly addressed within ASPs and ARPs and if required should be located where possible on corner sites along collector and arterial roadways. 11.5 Adaptive Reuse of Provide for the redevelopment and adaptive reuse of the Westerra Campus Westerra site. Priority shall be given to redevelopment for institutional or residential purposes with other uses being considered provided that they are compatible with the surrounding development. 11.6 Promote Crime The Town of Stony Plain shall continue to promote crime Prevention Through prevention through collaboration between the RCMP, Environmental Design community agencies and through the promotion of Crime (CPTED) Prevention Through Environmental Design (CPTED).38 Town of Stony Plain Municipal Development Plan April 12, 2005

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