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TOWN OF
RADVILLE
OFFICIAL COMMUNITY PLAN BYLAW NO. 2017-08
Prepared October, 2011
John Wolfenberg
Professional Community Planning Services Ltd.
Revised April 2017 - Town of Radville
INDEX
PART PAGE
PART A - INTERPRETATION AND DEFINITIONS............................................... 3
PART B - ISSUE IDENTIFICATION TC \l "1" AND ANALYSIS.......................................3
PART C - PLAN INTENT AND IMPLEMENTATION POLICIES........................11
PART D - BELIEFS, GOALS AND OBJECTIVES.............................................16
PART E - DETAILED DEVELOPMENT CRITERIA.........................................26
PART F - OFFICIAL COMMUNITY PLAN ADMINISTRATION........................27
PART G - ADOPTION AND APPROVAL......................................................31
PART H - REFERENCES AND APPENDICES................................................35
PART A - INTERPRETATION AND DEFINITIONS
SECTION 1
1.0 Interpretation
This Official Community Plan (also referred to as the OCP or the Plan) is adopted by the Town of Radville pursuant to Section 29 of The Planning and Development Act, 2007 (the Act) to provide a framework of Goals, Objectives and Policies to guide the management and use of land along with future developments in the Town.
As outlined in Section 40 of the Act, when this Plan and any amendment thereto takes effect, it shall be binding on the Town and all other persons, associations or other organizations whatsoever and no development shall be carried out that is contrary to the Plan. Section 40 (2) of the Act also states "The adoption of an official community plan does not commit the municipality, any person, association or organization or any department or agency of the Government of Saskatchewan to undertake any of the projects outlined or proposed in that plan".
Council will rely on this Plan as the primary basis for making land use decisions within and near the Town. The Goals, Objectives, Policies and the suggested actions to implement them are prudent, reasonable and coherent. They recognise the current land use constraints and opportunities facing the Town. However, the Plan should also be given a comprehensive review as outlined in Part F 1.2, to ensure that it remains current, effective and responsive to emerging issues and developments. In making major land use decisions, Council must also consider whether the correct financial, environmental or social conditions exist to implement such decisions at that point in time. Council may decide that it is premature to implement a certain Policy or Objective.
1.1 Definitions
Some words used in this Plan are defined in this section. These definitions form part of this Official Community Plan and also apply to the Zoning Bylaw, which accompanies the Plan. Unless otherwise specified, the definitions found in Zoning By-Law also apply to this Plan.
For the purposes of this Plan and the Zoning Bylaw, words used in the present tense include the future, words used in the singular number include the plural, and words used in the plural include the singular number. The words shall or will identify a mandatory action or decision, as the case may be. The words should or may identify a voluntary action or decision, as the case may be. Whether actions or decisions are mandatory or voluntary, the Council may include prerequisites or conditions which must be fulfilled before that action or decision may be taken. The words used and occupied shall include the words intended or arranged or designed to be used or occupied. Contract Zoning shall mean the authorized process described in Section 69 of the Act.
PART B - ISSUE IDENTIFICATION TC \l "1" AND ANALYSIS
SECTION 1 - MAJOR ISSUES
1.0 Introduction
This section identifies and describes the major issues facing the Town of Radville. Implementation policies and in some cases, development standards to address these issues will be documented in this Plan. The intent of specific Zoning Districts being used in the Zoning Bylaw will also be identified in the Plan.
1.1 Town of Radville
The Town has developed historically as a smaller service and supply area to southern Saskatchewan, west of Weyburn. Educational, health, transportation, retail/financial, and commercial/industrial development illustrate this service role. Even though the Town has experienced a small population decline (about 10%) in the past 15 years, the 2006 census revealed about a 3 % increase since 2001, 2011 saw a 14% increase due mainly to the annexation of the Hamlets of Laurier and Riverside, and then a 6.5% decrease in 2016 (see Section 2.2.1 and Appendix 1 for more information).
The Town also relies on the Rural Municipality of Laurier No. 38 for residential and recreational development opportunities. Conversely, the RM relies on the Town for markets for retail, industrial, commercial, education and health services. The two municipalities cooperate on fire protection (having a signed agreement) and recreation (in the joint operation of the Regional Park). The existing CP Radville Branch line has not been "officially" abandoned, but has been inoperative since 2001. Provincial Highways 28 and 377 direct regional traffic to and from Radville.
The Town is also confronted by a number of development opportunities, for instance focusing on further industrial and commercial possibilities, and health and associated institutional services as part of options for increased employment and population growth. As important as these growth opportunities are for Radville's economic life, the growth also presents a number of issues which can be addressed in part through an Official Community Plan. The main function of this Plan will be to translate Strategic Goals and Objectives into a coherent land use planning program which benefits Town and regional residents and current and prospective developers.
1.1.1 Major Town Issues
The following Issues were identified in discussions with both Council and Town Administration. The major issues confronting the Town of Radville include the following:
- age and condition of Town infrastructure (water and sewer lines), increasing rate of street and sidewalk repairs. The Town's Landfill has been closed and replaced by a Transfer Station system;
- some increasing conflicts between land uses, such as conflicts between industrial and residential land uses, and between commercial and residential land uses;
- some demand for both residential and industrial property in the Town, but vacant land is scarce. An industrial subdivision was developed in 2012 in partnership with the R.M. of Laurier and then annexed into the Town of Radville in 2013. A residential subdivision around the new health centre facility was developed in 2012, adding 20 residential lots;
- the Town is partly encircled by industrial development. If this trend is not properly managed, it would have significant negative impacts on the Town's aesthetics, quality of life, and future development options;
- road traffic often consisting of heavy truck traffic and dangerous goods traffic; and
difficulty in finding skilled trades people for new projects.
1.1.2 Central Business District
On and off-street parking appear satisfactory. The expansion of the Downtown area is constrained by the closed railway line, highways and to a certain extent by Long Creek. The assets of the Town for commercial uses include direct rail and highway access, a nearby gas pipeline, good cell phone and high-speed internet service, post office, community centre, regional schools, tourist accommodation, and various retail uses etc.
1.1.3 Recreational and Leisure Opportunities
Radville has a broad range of recreational, leisure and cultural facilities and services, but recognizes that changing demographics will affect the type of leisure activities in the very near future. There are some concerns with offering recreational, leisure and cultural facilities and services appropriate to an aging population but also making the same facilities attractive to young families will enhance Radville's quality of life.
Maintaining the optimum public use of a public facility is a difficult challenge for any municipality. Not only is a municipal administration expected to accommodate the various sports and recreation groups in a fair manner, the officials must also respond to, or attract new patrons based on changing demographics, economic realities and recreation trends.
1.1.4 Infrastructure costs Associated with Land Development
At present, there is an increased demand for both residential development and arterial types of commercial uses. The need to supply suitable serviced land for other types of development (industrial, recreational, etc.) has not risen as much. To properly anticipate land consumption rates and costs for all types of land uses, the Town had an assessment done in 2016 of the age and capacity of its infrastructure (especially sewer, water, storm drainage, and the lagoon facility). This showed that the water wells and reservoir are adequate, and can accommodate growth.
The sewage lagoon will be expanded in 2017 to meet the communities needs and to accommodate growth. Combined with a projection of future land consumption needs, this data will allow refinement and creation of a more accurate growth strategy for Radville. Council and Administration can then use it to create a more complete capital works plan and identify potential changes in demand for and phasing of minor improvements needed due to infill developments and Town expansion.
1.1.5 Land Availability for Infill Development
Aside from the new residential subdivision around the new health centre facility, there are very few infill residential lots available, not a large amount of land is available for more intensive development. Accommodating growth and expansion of the central business district and allowing more intensive residential uses near the Downtown may be the single largest land availability issue. While underdeveloped or underutilized retail and commercial space is available in the central business district, the availability of land for larger developments is limited. Other areas could still be identified for possible residential expansion.
1.1.6 Land Availability for Peripheral Development
The Town of Radville has limited serviced land available at this time. The pace of development has led the Town and the RM to jointly develop land for industrial and/or commercial use. This area saw the development of 10 fully serviced lots and was annexed into the Town of Radville in 2013. The Town will has an adequate land base to accommodate moderate levels of growth in the residential, commercial and industrial sectors.
For some land uses (e.g. Highway Commercial) the Town's growth pattern and land availability is constrained in several ways. Examples of these constraints include, but are not limited to:
physical constraints such as poor drainage;
servicing constraints such as lack of access to trunk sewer and water lines; and
the cost to relocate existing uses which aren't now appropriate at their present location.
The Plan Maps showing Constraints and Future Land Use and the other Policies of this Plan will be used by Council in considering new proposals for both infill and peripheral land use changes.
SECTION 2 - BACKGROUND and ANALYSIS
2.1 Background - Rural Municipality of Laurier No. 38
The Rural Municipality of Laurier No. 38 surrounds the Town of Radville. The development in the Rural Municipality is primarily agricultural, but is also influenced by many issues arising from the Town's central location. At the same time the Town must be aware of the developments and issues in the Rural Municipality as they impact on the Town to varying degrees. It also provides the opportunity for the Town and Rural Municipality to work together in addressing issues to the benefit of both parties. These issues include:
- municipal road transportation systems which are sometimes inadequate to accommodate increasingly heavy truck traffic. This increased truck traffic could require a designated truck network in the rural municipality, especially if it would produce increased truck traffic on Town roadway's as many will require services in the Town during the same trip;
- pressure on Urban and Rural Municipalities for the expansion and improvement of infrastructure and services such as water supply, road maintenance and clearing, garbage pickup, emergency measures, and other services. Unplanned development of small acreage lots can prove to be expensive to the Rural Municipality. Tax revenues from such developments are often inadequate to pay for expanded services.
2.2 Analysis
2.2.1 Population Trends
For smaller municipalities with slow population growth (or decline), it is likely that forecasting methods which track births, deaths and net migration will be less accurate than simpler techniques. One method of analyzing and predicting the future population of Radville is called a Constant Numeric Change Model (see Reference 1 at the end of this Plan). The model is more accurate in assessing population change due to the effects of employment growth or decline.
In the following calculation, it is assumed that the local population (p) in the next five year time period (t + 1) is equal to the population in the previous period plus the average of population changes over the past "n" periods (the six census intervals from 1991 to 2016). This is a very basic estimate, which does not include calculations such as cohort survival (births or deaths) in relation to the age of the Town's current population, or allowing more residential dwellings in the Town.
The Statistics Canada population for Radville for the last 3 census intervals is:
1991 - 846 people 1996 - 823 people (-2.7% from 1991)
2001 - 735 people (-10.7% from 1996) 2006 - 755 people (+2.7% from 2001)
2011 - 860 people (+15% from 2001) 2016 - 807 people (-6.2% from 2011)
The formula is as follows:
p(t+1) = p(t) + [ p(t) - p(t-n) ] /n
(pop. in the next (today's (average change (the total of the
time period) pop.) over the total 5 time periods
number of census between the 6
periods used) census dates)
Based on these projections, the projected population for Radville is 797 people in 2021. This may increase to more than 800 people, as the 2016 census numbers are low, and substantial new residential construction has taken place since the census in 2011. Based on trends the population for Radville should increase with the next census. The province saw a 6.3% increase in 2016.
In addition to the foregoing brief analysis of the recent population trends, a detailed study of selected Socio-Economic data has also been prepared (see Appendix 1 at the end of this Plan). In analyzing that data, several of the important trends or factors include:
Radville has 2.2 persons per dwelling and the RM of Laurier at 2.8 persons per dwelling (Provincial average is 2.5 persons);
The median age for the Town of is 42.7 years (3.6 years older than the Provincial median of 39.1 years) - this indicates an aging population;
There is a strong youth population in the 0-14 year age cohort;
There is also a lower number of persons in the 20-24 year age cohort (due to out-migration and lack of new employment in the area);
The Median income for the Town was $61,356 (2011). This exceeds the Saskatchewan value of $58,563 (2011);
Based on the 2011 Census the Town has almost 12.7% of dwellings requiring major repair - Provincial average of dwellings requiring major repair is 10.5%;
Agriculture and resource-based oil exploration are the dominant employers in the area;
Retail, wholesale, finance and business are associated with a local service centre - Radville is a strong local service centre;
Health care employment is second only to agriculture (but these numbers are unlikely to grow since the new health care facility has fewer beds);
There are stable labour force market characteristics for the area; and
The Town has both an elementary school and a high school (St. Olivier Elementary School and Radville Regional High School).
More details regarding the data are included as Appendix 1 in this Plan.
2.2.2 Policies Regarding Constraints and Land Use Conflicts
To effectively implement the Official Community Plan, the following issues shall be addressed:
(a) Introduction
To reduce the potential for land use conflict with the usual operation of some major municipal uses (e.g. odour from the Town's landfill or sewage lagoons), private uses (e.g. public safety concerns near railways or oil and gas pipelines), within the Town limits, Council will prevent the encroachment on such uses by using separation distances. The following separation distances may also apply in situations where a new, Potentially Hazardous or Obnoxious Use is proposed on or adjoining land that is used or authorized for use as Residential.
Some of the Potentially Hazardous or Obnoxious Uses may already exist in close proximity to residential uses. In recognition of this, the Zoning Bylaw may contain discretionary authority for Council to use in reducing or increasing the separation distances specified or referenced in the following five Subsections, in order to approve a Discretionary Use permit for a residential use proposed at an "infill location", which would otherwise be prevented by those separation distances. In using such authority, Council shall not increase the potential for land use conflict and shall not change the separation distances, which are specified or referenced in the Zoning Bylaw, by more than 20%.
(b) Setbacks from Sewage Plants and Lagoons
The Act states that a Subdivision Approving Authority for subdivisions (in this case, the Ministry of Government Relations) shall not approve an application for residential purposes if the land that is the subject of the application is situated within 550 metres of land that is used or authorized for use as a sewage treatment plant or a sewage lagoon. Rezoning or development for residential purposes should not be allowed if the land that is the subject of the application is situated within 550 metres of land that is used or authorized for use as a sewage treatment plant or a sewage lagoon. The Town must also discuss these setbacks with the RM of Laurier, since the lagoon is in the RM.
(c) Setbacks from Municipal or Private Landfills
An Approving Authority for subdivisions shall not approve an application for residential purposes if the land that is the subject of the application is situated within 457 metres of land that is used or authorized for use as a landfill for the disposal of garbage or refuse. The Town shall not rezone or permit development for residential purposes if the land that is the subject of the application is situated within 457 metres of land that is used or authorized for use as a landfill for the disposal of garbage or refuse. The Town must also discuss these setbacks with the RM, since the now abandoned landfill is also in the RM.
(d) Setbacks from Major Transmission Pipelines and Power lines
An approving authority for subdivisions shall not approve an application for residential purposes if the land that is the subject of the application is situated within 30 metres of land that is used or authorized for use as a major transmission pipeline for oil, natural gas or any hazardous material, or for a major electrical power line. The Town shall not rezone or permit development for residential purposes if the land that is the subject of the application is situated within 30 metres of land that is used or authorized for use as a major transmission pipeline for oil, natural gas or any hazardous material, or for a major electrical power line. This setback should not apply to a pipeline or power line if its purpose is for a distribution, service connection or collection line.
(e) Setbacks from Highways
The Ministry of Highways and Infrastructure has Regulations to impose setbacks from Highways in any urban municipality which has no Zoning Bylaw. The Town will ensure that the new Zoning Bylaw includes appropriate setbacks in the Zoning Districts which abut these existing Highways in Radville.
Noise and vibration levels near major roadways are also a factor in the evaluation of new proposals throughout the development review process. Noise and vibration assessments may be required in order to prescribe attenuation measures for developments in proximity to existing or proposed roads, as well as to determine the viability of foundations being constructed near them.
Other proposed uses including, but not limited to oil and natural gas wells or extraction facilities, major electrical stations etc. will also be required to be set back from residential areas or other uses where public safety would be threatened, in Council's opinion. In cases where such uses already exist, the Town shall decide whether they should be protected from encroachment by new residential areas or be treated as Legal, Non-Conforming Uses as defined by the Act. Where Provincial or National Guidelines or Regulations have established such setbacks, The Town shall use these Guidelines or Regulations to determine the appropriate separation distance.
On a case-by-case basis, the Town may also require a greater separation distance between such existing or proposed uses and adjoining land that is used or authorized for use as Residential. The Town must also discuss these setbacks with the RM of Laurier, since the lagoon is located in the RM.
(g) Setbacks and Requirements in the Floodway Area
All land that borders Long Creek (see the Natural Constraints Map) and is shown as lying below the 1:500 Design Flood Level - the DFL, (which is 627.28 m - or 2058.11 ft.) above sea level, will be considered as Flood prone. The DFL information was obtained from the Saskatchewan Watershed Authority and is based on data collected by Saskatchewan Environment during an extreme rainfall event in 1978.
Based on that information, the Long Creek area of Radville was designated on June 22, 1988 as being Flood prone land under the former "Federal - Provincial Flood Damage Reduction Program". During the flood events experienced in 2011, some other areas outside the ES designation may also be considered as possible additions to the ES area. Any addition to the ES area must be done by amending the map showing Natural Constraints.
All new development (including any expansion of an existing development) which is proposed in the corresponding ES Overlay area on the Zoning Maps, shall only be allowed if it is proven by the Developer to either:
Have an existing, safe building area which is entirely at least 0.5 m above the DFL elevation, and which would not be subject to erosion during peak flood periods; or
Be capable of having both the driveway access and the proposed building area raised by means of adding acceptable fill to an elevation which is at least 0.5 m above that elevation, and which would not be subject to erosion during peak flood period.
The Natural Constraints Map will be used to identify whether there may be safe building areas on vacant, flood prone land and if it could be developed with precautionary conditions (such as flood proofing using imported fill (of acceptable quality) or special flood proofing construction methods. Based on the Natural Constraints Map, Council will require potential Developers of land in the ES area to "prove - up" the site suitability by providing a favourable Hydrology or other Engineering Report on their proposal.
The required Report must identify any Lot-specific conditions (e. g. erosion or ice jams), which may cause flooding outside the normal high water channel for Long Creek, and also calculate the financial impact to the Town of servicing the property. The cost of preparing any Hydrology or other Engineering Report which may be required by Council shall be the sole responsibility of the Developer.
Until such detailed information is received, and proves to the satisfaction of Council that the site is suitable for a proposed development, neither the Council nor the Development Officer (as the case may be) shall approve an application for development or rezoning if the land that is the subject of the application is within the ES area. Council or the Development Officer (as the case may be) shall apply any special flood proofing provisions or other conditions which may either be further specified in the Zoning Bylaw, or added as a condition to a Permit for any Discretionary Use which may be approved by Council or Permitted Use which may be approved by the Development Officer.
2.2.3 Opportunities - Future Urban Development Areas
(a) Introduction
The purpose of this part is to identify and discuss possible areas in and near the Town where future use of land or the timing of development is uncertain due to issues of servicing, transitional use or market demand. Future Urban Development Areas may include:
- lands which are capable of being serviced with a full range of utilities but for which no overall Concept Plan has been approved for the general area; and
- lands which are not readily capable of being serviced with a full range of utilities and for which no existing Concept Plan has been submitted for the general area.
Agricultural uses and related rural activities may be permitted in Future Urban Development Areas. Such uses may only be used for urban purposes upon an amendment to this Plan and the provision of the necessary utilities and services. Future Urban Development Areas shall be designated as such in the Zoning Bylaw and the Bylaw text shall contain development standards appropriate to the intent of this section.
PART C - BELIEFS, GOALS AND OBJECTIVES
1.0 Introduction
The preparation of an Official Community Plan for the Town of Radville builds on the Strategic Planning Process which was facilitated in 2010, and updated annually by Town Council and Senior Administration. These identified Strengths, Weaknesses, Opportunities and Threats (SWOT) were documented as part of the research for this Plan, and are attached as Appendix 2 to this document.
These Beliefs, Goals and Objectives are the framework within which the new Official Community Plan and Zoning Bylaw will be prepared for the Town. The Plan takes the goals and objectives, and expands them into workable policies, which can assist Council and the Town Administration in implementing the Plan's medium-term (2 to 5 year) actions. The policies are implemented through the Zoning Bylaw, the Town's 5-year capital works plan, development agreements, joint service arrangements and other mechanisms under The Planning and Development Act, 2007 (the Act), for the purposes of this Plan.
1.1 Beliefs
(a) The Importance of a High Quality of Life in Radville
A high quality of life exists in Radville due to the Town's status as a regional provider of goods and services. In planning for more growth, the Town should ensure that levels of personal and community safety are maintained and if possible, enhanced. Safety can be enhanced through actions as diverse as ensuring responsive police and fire services and also encouraging programs for personal home care for current and future residents.
A central element of quality of life focuses on maintaining and improving income levels, usually through diversified employment, which should provide appropriate incomes for residents to enjoy housing, educational, health, recreational, cultural and other services. Increasing income levels in the Town and surrounding area should work toward meeting peoples' wish to become part of the broader community.
A high quality of life is also ensured through protection and enhancement of the physical environment. This enhancement, for example, may also account for a broad range of actions, from street, yard and building improvements and beautification, to the maintenance of natural drainage and wetland areas as park and open space, to the development and maintenance of heritage structures, and the civic pride of having a clean urban environment.
Maintaining access to well-planned public facilities and services also contributes to a high quality of life. This can include a range of actions, from ensuring that the disabled and elderly have easy physical access into buildings, to extending the types of activities (active and passive) available as public services to everyone in the Town. These facilities and services should be designed to encourage people of all ages to remain in the community with family and friends.
A high quality of life is also enhanced through the development and promotion of community pride, stimulation and vitality. The visual, intellectual and physical aspects of a high quality of life can be found in an active arts and cultural life, heritage preservation activities, diversity of options for leisure activities etc. The emphasis on community pride is based on developing and maintaining strong positive ties to the community. Radville residents can strengthen their positive sense of community through supporting voluntary organizations which are involved in community affairs.
(b) Planning for Continued Economic Growth
Economic growth should be built on existing strengths such as the Town's location in southern Saskatchewan (approximately 30 km from Highways 6 and 13, its varied service functions, and good quality agricultural land and the diversified, entrepreneurial business community. Such diversified growth should also contribute to improving the area's quality of life.
Economic growth is also essential to achieve a balanced, growing population, which in turn is the basis for other positive community development (health, education, recreation etc.). This growth requires a diversity of investment using resources and funds from by large and small companies, government, and also individuals.
The contributions of all levels of government to economic development should rest on offering levels of infrastructure and possibly incentives. The Town should also ensure that suitable land (public or private) is available to quickly accommodate new development. This will ensure a favorable climate for investment, and will maintain a community which is attractive to both residents and visitors.
In a competitive environment, economic growth is facilitated through effective, cooperative land use planning, levels of municipal services appropriate to user needs, marketing, and responsiveness to the current and potential users. Radville already has many of these attributes.
(c) Efficient (Effective) Use of Resources
Using effective research and efficient planning to allocate the use of resources will make it easier for the Town Council and Administration to identify quality of life objectives for Radville. Such actions will also facilitate the development of a timetable to provide quality services to the appropriate number of people in the Town and its region.
Cooperative efforts between municipal, educational and health jurisdictions should also be used to ensure the effective and efficient provision of services. Such partnerships in the efficient use of financial, human, and material resources will quite likely result in a more positive public response to evolving community needs.
When municipal, educational, health and other institutional groups share planning activities and resources in a cooperative group, they will all become more effective. Both efficiency and effectiveness are more likely to be achieved when resources are allocated pro-actively rather than reactively
An efficient use of resources may also assist in keeping tax rates at levels which permit the maintenance of a sustainable community and attract new development to the Town and region.
Based on the Beliefs listed above, the following Goals and Objectives were identified for this Plan.
1.2 Goals
(a) To Continue Providing High Quality Community Services
Community service includes having the Town provide municipal services, while School Divisions and Health Regions supplying education and medical services. The supporting roles of service, non-profit and other volunteer groups which offer programs which improve the quality of life in Radville must also be recognized. Generally, when people feel comfortable in a community, they may be more inclined to participate in community activities.
(b) To Maintain a High Level of Environmental Quality
This refers to more than municipal compliance with air, water, solid waste and other health and safety standards which may be required by residents or senior levels of government. The efforts to maintain a high level of environmental quality also includes people's perception of their physical surroundings: the availability and use of parks and open space; the use of landscaping/separation distances to separate incompatible land uses or enhance aesthetics; and the physical appearance and condition of buildings and properties.
(c) To Assist in Creating a Positive Economic Future
Providing a positive economic climate is a shared responsibility. Not only do market forces and new technology affect a regional or local economy, the policies and actions of senior levels of government can also improve and sustain this economic outlook. From the Town's perspective, regional economic activity should build on and support local community services, employment and income generation, and also addresses the expectations of area residents for both their present and future quality of life.
(d) To Foster a Safe and Healthy Environment
Radville is a safe community, and residents want it to stay that way. Safety includes several aspects: safety from crime; pedestrian safety; effective emergency response; and even timely snow removal etc. A healthy environment can also regarded from a "wellness" perspective. Hospitals and other formalized care facilities are part of health care, but so is the opportunity to recover from illness and remain at home, with suitable home care etc. Wellness can also extend to things like relying on clean air, good water, and a healthy working environment (environmental quality).
(e) To Build a Stronger Community Through Participation, Friendliness and Neighbourliness
Strong communities require increased social interaction in addition to strong ties between family and friends. Maintaining social cohesion ultimately depends on keeping a strong sense of community. This is easier to achieve when the rights of both the individual and the community are considered. Using open decision-making and encouraging participation, Town Council must promote the link between the individual and the community.
A strong community also relies on friendliness and neighbourliness. In part, these attributes can be strengthened through public discussion and involvement in community planning and urban design issues. Such communities also provide opportunities for people to socialize, join community groups or use facilities which encourage interaction. In general, people should also be encouraged to think in terms of the broader community.
1.2 General Objectives for Each Goal of the Plan
GOAL A - TO CONTINUE PROVIDING HIGH QUALITY COMMUNITY SERVICES
GENERAL OBJECTIVES: The following General Objectives are necessary to achieve this Goal. They include, but are not limited to actions which will:
Ensure a population base necessary to support affordable services;
Provide safe municipal services which address existing and probable future needs;
Identify and maintain a level of diversified economic activity to sustain community services through varying economic conditions;
Design and implement complimentary polices and programs by working with other service providers to improve living standards, with effective service delivery at least cost;
Develop and implement land use policies which target new development with no/minimal land use conflict and efficient service costs over the long term;
Develop a positive community atmosphere conducive to greater volunteer involvement;
Recognize and assist in promoting volunteerism as an effective means of building a better community, particularly in health, education and leisure areas; and
Provide services appropriate to the needs of various age and ethnic groups in Radville and area, by working with others to become a more inclusive, unified community.
GOAL B - TO MAINTAIN A HIGH LEVEL OF ENVIRONMENTAL QUALITY
GENERAL OBJECTIVES: The following General Objectives are necessary to achieve this Goal. They include, but are not limited to actions which will:
Sustain a high level of air and water quality;
Preserve unique or notable geographic/topographic areas for public enjoyment;
Increase the attractive visual qualities of the built environment in and near the Town (e.g. by developing land use polices, regulations and programs which support, enhance and reward high environmental quality standards for new and existing development);
Increase the attractive visual qualities of the natural environment in and near the Town (e.g. by using landscaping and design polices, regulations and programs to improve the visual impact of the natural environment and preserve and enhance local ecosystems);
Maintain a clean and healthy biophysical environment to help ensure a healthy population; and
Develop policies and programs which encourage and reward positive visual improvements to existing and future developments.
GOAL C - TO ASSIST IN CREATING A POSITIVE ECONOMIC FUTURE
GENERAL OBJECTIVES: The following General Objectives are necessary to achieve this Goal. They include, but are not limited to actions which will:
Enhance economic opportunity in the Radville area and encourage people to remain in, or relocate to, the community;
Stimulate economic growth to encourage employment and income levels which satisfy expectations and needs;
Develop land use planning programs and strategies to support economic development as long as such development does not detract from goals and objectives of the Official Community Plan;
Budget for both existing and future probable municipal services to ensure that those future services can be supplied without excessive lead time;
Provide a cooperative and supportive municipal environment to sustain and improve economic development initiatives (e.g. by ensuring that the local rules and requirements are clear and sensible);
Assist in promoting community support for appropriate economic development initiatives; and
Recognize the role of economic development in financing, supporting and improving community life.
GOAL D - TO FOSTER A SAFE, SECURE AND HEALTHY ENVIRONMENT
GENERAL OBJECTIVES: The following General Objectives are necessary to achieve this Goal. They include, but are not limited to actions which will:
Promote the Town's safe and friendly attributes and build confidence in personal safety and security;
Provide a superior level of environmental quality to maintain a healthy population;
Support efforts to promote or create a healthier population;
Encourage the development of neighborhood features and programs to increase interaction, cooperation and mutual caring;
Respond early and appropriately to all emergencies and contribute to a sense of security, a stronger feeling of safety, and greater confidence in the community; and
Facilitate cooperation between providers of municipal, health and education services and volunteer organizations to improve service delivery, avoid duplication and contribute to community cohesion.
GOAL E - TO BUILD A STRONGER COMMUNITY THROUGH PARTICIPATION, FRIENDLINESS AND NEIGHBOURLY ATTITUDES
GENERAL OBJECTIVES: The following General Objectives are necessary to achieve this Goal. They include, but are not limited to actions which will:
Retain people within the community and attract new residents, particularly families with young children;
Allow discussion with the public regarding ways of improving access to and use of amenities;
Recognize and promote volunteerism to achieve specific programs as well as improving one's community;
Promote land use planning and design standards to resolve potential land use conflict contact between different uses and densities; and
5. Encourage community involvement in decision-making processes to build a stronger sense of community.
PART D - PLAN INTENT AND IMPLEMENTATION POLICIES
1.1 Intent of the Official Community Plan
The Plan is intended to:
Integrate land use planning between the Rural Municipality and Town to support economic development and tourism;
Establish land use development standards that encourage the appropriate use of land and maximize the use of the services provided;
Provide policies and regulations that are clear, easily understood and user friendly;
Promote ease of physical access to health, education, municipal and protective services;
Include regulations that encourage aesthetically pleasing land uses and structures;
Allow and encourage development that is environmentally sensitive and protects natural habitat and watercourses;
Encourage the continued viability of the central core as a main shopping and customer service center;
Provide for commercial and industrial developments within an overall marketplace strategy;
Include development standards for all entry roads (and land adjoining those roads) to the Town and ensure that they provide aesthetically pleasing entrances in and through the Town;
Plan for improved physical links between & the continued development and expansion of green space and buffer areas;
Provide opportunities for public consultation where appropriate throughout the future planning process;
Establish policies to promote property & servicing standards that provide for a high quality of life; and
Establish standards and a process to facilitate monitoring and review of the Official Community Plan and its implementation.
1.2 General Policies
In this Plan, references are made to specific land uses, developments or forms of development (as defined in the Act), which require special development standards, services or other requirements to ensure compatibility between certain land uses. These standards, services and requirements form an integral part of the Plan's Policies.
1.3 Residential Land Use and Housing
1.3.1 Specific Objectives
To develop new residential areas which offer a quality of living, environment that will meet the needs of a variety of housing types and incomes, in an efficient and environmentally friendly manner. To do so, a number of Specific Objectives for major residential development must be considered. These are to:
Provide affordable, appropriate housing options for the current and future residents of Radville;
Ensure the long term economic and social viability of all areas in Town unless certain areas or specific land uses should be changed to accommodate new uses which will better serve the entire Town or region and do not contribute to land use conflict;
Make efficient use of existing and proposed infrastructure for servicing future developments; and
Ensure that dwellings, accessory buildings and new residential lots are constructed and maintained to acceptable standards.
1.3.2 Policies
The following Policies are necessary to achieve the above Objectives. They include, but are not limited to actions which will:
Encourage innovative approaches to the design and development of new residential areas by increasing the range of overall densities and allowing efficiency in land development;
2. Continue to use the strategic initiatives made possible by The Municipalities Act, The Planning and Development Act, 2007 and other provincial legislation available to Council for the advancement and protection of the Town and region. This includes, but is not limited to actions such as municipal land assembly for housing or economic development, cost recovery of new off-site services from benefiting parties, using tools such as concept plans to show all phases of proposed subdivisions or developments etc.
3. Increase the variety of housing types available within communities by encouraging research and experimentation to reduce the cost of housing through innovative housing types and construction methods (more affordable housing);
4. Provide for possible new housing units to be added either as infill sites or extensions of existing areas, where appropriate within the Town. Such developments shall include a similar mix of housing types and styles which:
i Either reflect the Town's current population profile; or
ii Satisfies other specific objectives and policies of this Plan including but not limited to, attracting young families to ensure a renewed workforce and suitable educational and employment opportunities in the Town;
Include design considerations for all multi - lot developments, such as solar orientation of all lots for energy conservation, pedestrian access to schools, parks, preservation/enhancement of natural features such as drainage patterns, efficiency of municipal servicing etc.,
Provide public open spaces for parks, recreation and conservation for each residential neighbourhood;
Ensure that incompatible land uses or activities that may have a detrimental effect on public health do not encroach upon established and planned residential developments;
Encourage new commercial sites, as necessary to serve the daily convenience shopping needs of residents and the traveling public; and
Ensure that the Zoning Bylaw includes specific definitions, densities, and separation distances between residential and other types of land uses to avoid conflict and deliver cost-effective municipal services at levels appropriate for the type of use.
1.4 Commercial Land Uses
1.4.1 Specific Objectives
The Town should encourage new commercial uses and continue support for current commercial areas to strengthen Radville's role in the region. To do so, a number of Specific Objectives for commercial development must be considered. These are to:
To provide for and encourage the appropriate expansion of retail and service commercial uses and developments required for the needs of both the shopping and business communities in the Town and its trading area;
To ensure that the Downtown continues as the primary business, office, retail, cultural and administrative centre of the Town; and
To ensure that the day-to-day shopping needs of the community, and the traveling public are met at appropriate locations in Town.
1.4.2 Policies
The following Policies are necessary to achieve the above Objectives. They include, but are not limited to actions which will:
Assist in maintaining an adequate supply of commercial land and uses, commercial land shall be grouped into two basic categories based on the type of existing or expected use, the level of services required, and the potential effect of each category on other surrounding and proposed land uses. The two types are:
Downtown (including Mixed Commercial/Residential uses); and
Arterial Commercial/Industrial.
Where either of these categories is likely to conflict with surrounding uses, the other Plan Objectives and Policies and the regulations in the Zoning Bylaw shall be used to either separate such uses, or minimize the conflict by using other tools such as Contract Zoning, to control the specific uses and negotiate operational conditions.
To the extent possible, the Town will encourage infill of existing commercial areas in preference to the creation and servicing of new commercial areas.
3. Other considerations for either of the two types of commercial developments must include requiring the applicant to supply sufficient information to the Town regarding:
i the ability of the street system to handle the expected increased traffic;
ii the need for, and estimated cost of possible public expenditures;
iii proposals for achieving a positive integration with surrounding development; and
iv the proposed quality of site development, including the adequacy of the proposed landscaping, parking, signage, lighting,, and pedestrian and vehicular access to the site.
1.5 Downtown Commercial Area
1.5.1 Specific Objectives
To ensure the Downtown area remains the centre of the financial, administrative, cultural and commercial activities.
To ensure the Downtown is an attractive, functional, and vibrant place; and
To encourage a significant share of the Town's potential housing development to take place in the Downtown area.
1.5.2 Policies
The following Policies are necessary to achieve the above Objectives. They include, but are not limited to actions which will:
Ensure the Town supports the Downtown as the primary business, office, retail, cultural and administrative centre of the Town and region. The long term viability of the retail and commercial activity in the Downtown will be a major consideration in the evaluation of new commercial development proposals;
Continue to upgrade and revitalize the Downtown area by addressing issues such as street improvements, vehicle and pedestrian circulation, and renovation and redevelopment of older structures where appropriate;
Increase pedestrian activity within the Downtown area by making it a safe, vibrant and attractive environment;
Encourage and support a greater residential population within and near the Downtown by a variety of means, including flexible development regulations, consideration of mixed use (commercial/residential) rezoning applications, the provision of new residential amenities and the ongoing upgrading of municipal infrastructure; and
Encourage, and where deemed appropriate by Council, assist or undertake in the acquisition of land and or buildings in the Downtown for new mixed use (commercial/residential) uses.
1.6 Arterial Commercial Areas
1.6.1 Specific Objectives
This area is intended to recognize uses which are on major highway entrances and other streets to serve the traveling public. Such uses may also include larger retail or light industrial opportunities, which do not require large parking lots, (provided traffic circulation will not be hampered).
1.6.2 Policies
Arterial Commercial Areas shall include those business uses normally located along highways, major roadways and in other locations considered strategic by the class of business involved, serving those persons travelling by car.
Arterial Commercial Areas shall be regulated as to their site areas and their location and distribution by the following principles:
i Arterial Commercial Areas shall be located on or adjacent to arterial streets;
ii The permitted locations and size such areas shall be related to the need for the particular type of service and to its potential influence or effect upon the function of the Downtown; and
iii Compatibility with surrounding uses of land.
In general, Arterial Commercial Areas shall be located along Service roads to avoid traffic circulation problems where residential development is allowed in or near the area.
The Zoning Bylaw shall set development standards for these areas including, but not limited to building setbacks, off street parking and loading facilities, signage, landscaping and other relevant standards intended to minimize interference with traffic on the arterial streets or with nearby non-commercial uses.
Industrial Land Uses - General
1.7.1 Specific Objectives
To facilitate and promote a variety of appropriate industrial Land uses by providing an adequate supply of industrial land, in locations and with services that are consistent with market requirements.
To ensure that industrial activity is consistent with maintaining high-quality buildings and natural environment over the long term.
To minimize land use conflicts related to industrial development and activity.
1.7.2 Policies
Industrial land will have two categories based on the type of existing or expected use, the level of services required, and the potential effect of each category on other surrounding and proposed uses. The Categories are Light and Heavy use areas.
Where these categories are likely to conflict with surrounding uses, the other Plan Objectives and Policies and the standards and regulations of the Zoning Bylaw shall be used to either segregate such uses or minimize the conflict using other tools such as Contract Zoning to control the specific uses and negotiate operational conditions, installing berms, physical and legal buffers etc.
Appropriate commercial or mixed commercial uses will be allowed in any of the industrial categories under the following conditions:
i the commercial use will primarily serve the industrial area; and
ii the commercial use is accessory to the primary warehousing, manufacturing or other industrial use
The commercial use is compatible with the intent of the specific industrial area, and is a smaller scale, which will not directly compete with other retail areas.
The Light Industrial classification is intended for industrial activities which may not depend on full services but either do not create serious land use conflicts, or can have potential conflicts mitigated by using specific regulations or development standards in the implementing zone.
Heavy Industrial uses include industries that may require full or partial municipal services. These types of uses may cause land use conflicts and therefore must be sited accordingly. Some non-conforming uses may be created.
Light Industrial Areas
1.8.1 Specific Objectives
To facilitate industrial development that does not create land use conflict in the normal course of operations.
1.8.2 Policies
Light Industrial lands may act as a buffer or transitional area between more intensive industrial uses and incompatible uses, such as residential areas.
Light industrial areas shall permit a variety of industrial uses, including manufacturing, assembly and repair, warehousing, wholesale distribution, and limited retailing. These are normally indoor activities, although some outdoor storage will be permitted within appropriate limits, as part of the Zoning Bylaw.
Light Industrial land uses shall not normally create land use conflicts due to excessive noise, vibration, dust, smoke, or odour. As a result, Light Industrial areas may be located adjacent to residential areas, although some form of buffering maybe required.
Appropriate development standards for Light Industrial areas shall be applied through the Zoning Bylaw respecting parking, loading, landscaping, signage, building setbacks, and all other relevant standards.
Heavy Industrial Areas
1.9.1 Specific Objectives
1. To facilitate industrial development, including manufacturing and processing, that has the potential to create land use conflicts in the normal course of operations.
1.9.2 Policies
1. To ensure that Heavy Industrial uses that may create land use conflicts with regard to vibration, noise, dust, smoke or odor, are not to be situated adjacent to residential areas.
2. Appropriate development standards for Heavy Industrial areas shall be applied through the Zoning Bylaw respecting parking, loading, landscaping, signage, building setbacks, and all other relevant standards.
Care shall be taken in the siting of Industrial uses that normally create very significant land use conflicts with regard to noise, vibration, smoke, dust, odor, or potential environmental contamination. Such uses shall be encouraged to find a location that maximizes separation from residential areas, and at the same time, can be provided with the necessary services in an economical fashion.
Parks, Open Space and Heritage
1.10.1 Specific Objectives
To provide parks and recreation space sufficient to meet the needs of Radville's residents, ensuring that these resources are distributed in a fair and equitable manner.
To manage all forms of the open space system in a planned and environmentally sensitive manner.
To provide parks, open space and recreational program delivery at a level that aids in the attraction and retention of young families to and in the Town.
1.10.2 Policies
The Town shall attempt to provide a minimum ratio of 2 hectares of public open space per 500 people continues to be maintained. Public open spaces may include Municipal Reserves and such other publicly owned areas that are dedicated or assigned to fulfilling the needs of public recreation and enjoyment. Streets and lanes shall not be considered as public open space.
The Town shall ensure, to the extent possible, that public open spaces are distributed such that no residential property is located more than 300 metres from the closest park or open space.
Parks and Natural areas shall be linked in a continuous public open space system wherever possible.
Agreements to facilitate joint use of parks and open spaces by the Town, the Boards of education and other public agencies shall be encouraged.
5. The Town may facilitate the acquisition of lands for new parks in existing neighbourhoods which have identified deficiencies, and may maintain and upgrade existing parks on a systematic basis and in consultation with affected neighbours.
Community Service/Institutional Land Use
Specific Objectives
To provide opportunities for schools, places of worship, hospitals and other institutional uses which serve the educational, recreational, cultural, health and spiritual needs of the community, ensuring that they are appropriately located with respect to size, function and transportation requirements.
2. To strengthen communications and the working relationship between the Town of Radville, the School Districts, the Health Authority, and other public and private organizations delivering community services.
1.11.2 Policies
Institutional uses which serve the needs of the Town and are compatible with a residential environment will be classed as Permitted Uses in the Zoning Bylaw.
Institutional uses that serve the needs of more than the Town's population, or are of a size and scale that is compatible with a residential area shall be encouraged to locate in or near the Downtown or other areas with adequate access to roadways, and where there is no significant negative impact on surrounding land uses. The Zoning Bylaw shall contain provisions to permit large institutional uses in residential areas only at the discretion of Council.
1.12 Public Utilities
1.12.1 Specific Objectives
1. To ensure that public utilities and utility easements are provided throughout the Town in a coordinated, responsible and efficient manner.
2. To ensure that the costs of public utilities associated with land development are distributed appropriately among utility agencies, consumers and the development industry.
3. The Town shall respond to demands for municipal services and infrastructure that continue to increase as a result of economic and population growth.
4. The Town shall protect current and future water supply, solid waste management and sewage disposal options.
Policies
1. The Town shall endeavor to use existing servicing systems in an economical and practical manner within the financial capabilities of the Town. In cases where a developer wishes to initiate development in unserviced areas, contrary to this intent, the developer shall be required to "front end" the costs of extending major services to the proposed development site.
2. Appropriate development charges may be established by separate bylaws, where engineering studies on the Town's recreation needs and/or servicing requirements and costs will be increased in direct proportion to a large proposed new development. The purpose of such charges shall be to recover all or part of the municipality's capital costs in providing, altering, expanding or upgrading services and facilities associated directly or indirectly with a proposed development.
3. The Town shall ensure that all capital works installed by the Town, or a private developer under an agreement with the Town, comply with professional engineering standards.
4. The Town's existing sewage lagoons, waste management area, water supply sources and lines, road network and other infrastructure will be protected from encroachment by land uses which may threaten public safety, reduce the efficient supply of the service or force it to relocate prematurely. To protect the services, the Town may establish a range of separation distances, development standards or conditions in a separate bylaw, to be applied to prevent this type land use conflict.
5. A new Water Treatment plant has been constructed and the Town is in the process of switching over to filter ground water through the new filtration system, and using surface water as a backup in emergency situations. Using groundwater only will eliminate the constant fluxion in water chemistry seen when using surface water, and provide cost saving measures in the filtration process. The town's Sewage Lagoon is being expanded to meet the demands of the community. A new primary cell will be constructed in the summer of 2017 to be operational by the fall of 2017. The existing primary cell will become a secondary cell and the existing secondary cell will becoming a third storage cell.
1.13 Urban Holding Areas
1.13.1 Specific Objectives
1. To identify areas within the Town where the future use of land or the timing of development is uncertain due to issues of servicing, transitional use, or market demand.
1.13.2 Policies
1. Urban Holding Areas may include:
i Lands which are capable of being serviced with a full range of utilities, but for which no overall concept plan has been approved for the general area;
ii Lands which are not readily capable of being serviced with a full range of utilities, and for which no concept plan has been approved for the general area; and
iii Agricultural uses and related rural activities may be permitted in Urban Holding Areas. Such areas may only be used for urban purposes upon amendment to the Official Community Plan and Zoning Bylaw.
1.14 Environmental Protection
Specific Objectives
To avoid or minimize constraints to new or existing developments, including, but not limited to slope, drainage, flooding, soil conditions, and ground water protection.
Policies
To recognize the importance of ensuring that the principles of smart growth, sustainable development and environmental sensitivity are embodied in all planning decisions, particularly those related to:
i Specific land use and development decisions;
ii Management of the overall growth strategy; and
To encourage preventative approaches to environmental problems;
To encourage environmental remediation of contaminated sites;
To encourage conservation of energy resources.
To commit to the protection of ground and surface water, public health, property and the environment through the use of water management programs and public education programs that:
i Maintain healthy ecosystems;
ii Provide safe and reliable drinking water; and
iii Provide advanced wastewater treatment and storm water management to the greatest extent possible within the Town's resources; and
6. To encourage water conservation through public education and metering programs.
PART E SPECIFIC DEVELOPMENT POLICIES
Introduction
This section of the Official Community Plan considers policies of general application and which may not yet have direct land use applications. The application of these policies will result in land use decisions which may be made in the Administration of this Plan under Part F.
Council may use implementation tools including, but not limited to, separation distances, special Overlay Districts, Contract Zoning, development agreements under Section 235 of the Act and other such measures it has legal authority to impose for the health, safety and general welfare of the inhabitants of the municipality.
Overall Development Policies include:
Contract Zoning
Home-Based Businesses
Each of these is discussed below.
A Contract Zoning Policies
1 Objective: The objective of a Contract Zoning policy will be to assist Council and Town Administration using this planning tool (as described in Section 69 of the Act). It will be used on a case-by case basis to deal more effectively with the development of individual lots, blocks or other small areas with servicing, site or access limitations, unique features or opportunities which could not be accommodated by the current Zoning Bylaw. Subject to the following guidelines, the Council may rezone an area to a Contract Zone pursuant to the Act in order to allow a specific development which would benefit the Town but which is not currently compatible with the current zoning uses or regulations affecting the subject area.
2 Policy - Contract Zoning Guidelines
(a) Council shall consider the nature and intensity of the surrounding uses to avoid or minimize land use conflict when investigating a rezoning proposal for a new Contract Zoning area.
(b) Prior to approving a rezoning for a new Contract Zone, Council shall consider whether any environmental, servicing, or public safety problems would result due to the intended uses anticipated in the Contract.
(c) Council shall also ensure that the land use in a proposed Contract Zone benefits the Town and is consistent with the other policies of the Official Community Plan.
(d) Council shall outline criteria for the creation of all new Contract Zones in the General Purpose of the Contract Zone in the Zoning Bylaw. These criteria will be based on, but not limited to consideration of the unique physical nature of the land which may be included in the Contract Zone, the possibility of developing a mix of compatible land uses in the area, and the potential for introducing new types or forms of development which may not be possible under the current Zoning Bylaw.
B Home-Based Business (Home Occupation) Policy
1 Objectives: The objectives of a home-based business policy will be to:
(a) Support home-based business as a secondary, accessory use of land and residential buildings;
(b) Recognize the role of home-based business in job creation, innovation, creativity, business creation and development, economic growth, and long-term community sustainability;
(c) Ensure the compatibility of home-based businesses with the character of the adjacent and neighbouring land uses;
(d) Provide ways and means of accommodating the growth and expansion of home-based businesses without significantly altering land use characteristics and attributes of the residential area in which it is to be located; and
(e) Ensure that such businesses are clearly on a smaller scale and intensity compared to similar businesses in commercial areas.
2 Policies
The Regulations of the Zoning Bylaw shall outline certain size, intensity of use, parking and other requirements for home-based businesses to ensure that the foregoing Objectives are met.
PART F
ADMINISTRATION OF THE OFFICIAL COMMUNITY PLAN
1.0 Introduction
The Official Community Plan provides the policy framework for planning future land use in the Town of Radville. This section describes how the Official Community Plan will be implemented
1.1 Implementation
Implementation of the Official Community Plan will occur through several courses of action. Each of these is briefly described below.
1.2 Municipal Land Use Planning
The Official Community Plan and accompanying Zoning By-Law will be implemented through the Town of Radville Administration and Council.
The duties and responsibilities of the Town Administration are to:
- prepare and seek Council approval for the Town's Official Community Plan and the 5 year Capital Works Plan; and
- prepare and seek Council approval for any changes to either document as a result of the either the annual or the five-year review of this Plan.
1.3 Parks, Open Space and Heritage
The Policies of this Plan can provide sufficient park and recreation space to meet the needs of the residents, while ensuring that these resources are distributed in an equitable manner. Sufficient parks and recreation space can allow Radville to deliver recreational facilities and in some cases programs to attract and retain young families to the area. The Plan can also be used to protect and identify buildings and properties that reflect the history and culture of the area. By recognizing the merits of these heritage buildings the Town can prepare other standards to enhance value of the Downtown Business Area.
1.4 Residential Needs and Options
In-migration of young families to Radville should be encouraged, but will likely not be the main driver of population growth. This group usually prefers single-detached dwellings with larger yards and open spaces. Locational preferences are generally based on the needs of children. These needs include traffic safety, proximity to schools, parks, and recreational areas, and other children. The commute to work, proximity to commercial services and neighbourhood and community aesthetics also remain important influences in the locational choice.
Rental accommodation for younger residents is currently available in a limited form of older housing stock that may be used as rental property throughout the community. If employment in the oilfield or light manufacturing sectors increases in this area, there may be a need for rental accommodation in the community, such as a medium density apartment building. A centrally located apartment complex may be a viable option for these potential residents.
The ages of baby boomers will bring the front end of this age group into their early seventies by 2020. Some older baby boomers could opt for smaller communities such as Radville in which to retire. The construction of the new Health Centre in Town will certainly add to the appeal of Radville in that respect. For seniors requiring assisted living or even long term care, a possible increase in special care homes may also result. Sites which appeal to such residents would be those which are readily accessible to relevant community services, or those which are within walking distance to parks or commercial areas.
For senior citizens not requiring special care, there may be an increase in demand for rental accommodations in the form of medium density residential dwellings (townhouses or small apartments). The increased density combined with the requirement for slightly larger sites in developing such units will then become more important. Proper locations for medium and higher density senior citizen developments include areas directly accessing arterial streets, locations adjacent to community services and facilities and other locations that may be developed to minimize any negative impacts on lower density residences.
Finally, if a specific area becomes available for lower cost, but good quality Mobile or Modular Homes (see definitions of each dwelling type in the Zoning Bylaw) this type of residential option could be considered. Such uses must be properly integrated into residential neighbourhoods to ensure that they complement and do not negatively impact low-density residential development. As well, the location for this type of housing should be properly designed with respect to external access and circulation patterns, interior open space, adequate lot size and appropriate siting of the dwellings.
1.5 Transportation
An appropriate road design system will be utilized to ensure that development is supported by a cost effective and functional transportation services (streets, lanes, sidewalks etc)
The timing, location and design of streets, intersections and bridges shall be determined through appropriate land use and transportation studies. The Town may create a system of designated truck routes utilizing portions of streets. This system shall be reviewed on a regular basis to minimize the intrusion of trucks into residential areas while providing an acceptable level of service to industrial and commercial developments.
The Town will encourage a pedestrian friendly environment be maintained in the Downtown Business area. The needs of the physically challenged shall be incorporated into the design of new sidewalks in Radville. When new areas are developed, care must be taken to ensure an efficient and safe flow of vehicular and pedestrian traffic. Maintaining safe highway access for potential future development is also an issue. Providing and financing improvements in transportation in the future can be accomplished by using one or more sources (e. g. off-site development charges for infrastructure improvements, Provincial or National grants that are available from time-to-time along with local improvement projects being considered in existing developed areas)
1.6 Downtown Development
There is a need to support a concentrated commercial area for the mutual benefit of existing businesses and the community. Any expansion should have regard to concentrating retail uses. As part of this support, new retail commercial uses should be directed only to those areas identified by the Future Land Use Concept Map.
Any proposals for retail or service commercial development in other parts of the Town should be evaluated in view of the Future Land Use Map. The Zoning Bylaw regulations for commercial uses need to be evaluated to separate Highway Commercial uses from Downtown Business uses and to provide more appropriate development standards for each.
The use of on-street parking, street-front building development and building controls shall be employed to maintain a high degree of consistency throughout the development area. The Downtown area is intended to be pedestrian friendly and easily accessible. The development of upper stories would generally be for residential uses, either for storeowners, condominium development or rental property. Parking for residents or employees should be provided as off-street parking.
1.7 Highway Commercial Development
There is a need to identify land for potential highway commercial development taking into consideration the physical, social and environmental constraints in the community to avoid and minimize land use conflict. Any future commercial uses should complement and not directly compete with the Downtown Business area.
It is important to maintain potential highway commercial sites for those uses serving the travelling public as well as requiring good vehicular access, larger sites and a high degree of visibility. Future highway commercial land should be compatible with other urban forms of land use and any future development should consider the safe flow of traffic as may be required by Saskatchewan Highways such as required setbacks and the possible provision of service roads.
Light and Heavy Industrial Development
The Town should support the principle of new or expanding industrial uses as they can promote diversification and can create new employment opportunities. Unfortunately, both light and heavy industrial development has the potential to create serious land use conflicts with other types of existing uses. In Radville's situation, the annexed areas on the east side of the Town already have an interspersed mix of residential and industrial uses (mostly Light in nature) which aren`t compatible with each other.
The Town is attempting to work with all affected landowners in such areas to ensure that increases in such conflicts are avoided. As much as possible, the uses experiencing serious conflicts will either be recognized as either Permitted or Discretionary Uses by the Zoning Bylaw. It is possible that some uses may be classed as legal, non-conforming under the Act, since it may be best if they voluntarily relocated to a more appropriate location.
In some cases as well, other industrial uses should be allowed in concentrated areas in order to maintain certain land uses and provide more economical services and roads. Such areas could have advantages of good highway access and still be separated from residential development. As required, streets can be extended and lots subdivided to accommodate a broad range of industrial uses. Any future industrial subdivision could (if required) be serviced with water, sanitary sewer and storm drainage infrastructure to alleviate any possible problems.
Zoning By-Law
This Official Community Plan will be accompanied by a Zoning By-Law, which will be the primary mechanism for the implementation of the Official Community Plan. The zoning bylaw will:
Control the use of land and buildings within the Town;
Divide the Town into Zoning Districts and prescribe the types of development that are permitted or of a discretionary use in each district;
For each zoning district, there will be development standards which control the use of land and buildings that clearly support the policies of the Official Community Plan; and
The intent of each of the Zoning Districts will be specified in the Zoning Bylaw.
1.10 Procedures for Minor Variances
The Zoning Bylaw which will be adopted concurrent with this Plan will contain provisions for a system of Minor Variances to be authorized in conformity with Section 60 of the Act.
PART G
IMPLEMENTATION POLICIES AND REQUIREMENTS
1.0 Introduction
The following Policies outline the actions (which are either required by the Act or have been selected by Council) for use in implementing this OCP. Other actions which are available to Council pursuant to other Provincial Legislation also may be used to assist in the administration of this Plan.
1.1 Provincial Land Use Policies and Statements of Provincial Interests
This Plan shall be administered and implemented in conformity with applicable provincial land use policies or statements of provincial interest, statutes and regulations and in cooperation with provincial agencies.
Council will review this Plan and the Zoning Bylaw for consistency with any new Provincial Land Use Policies or Statements of Provincial Interest adopted pursuant to The Planning and Development Act, 2007.
Wherever feasible and in the municipal interest, Council will avoid duplication of regulation of activity and development governed by provincial agency controls.
1.2 Procedural Requirements for Plan Amendments, Rezoning and Discretionary Use Applications
Council shall require a report from Town staff to accompany each requested Plan Amendment, Rezoning or Discretionary Use application and shall by resolution approve the application if, in Council's opinion, the following questions were satisfactorily answered. The questions must be dealt with in the sequence in which they are listed. Council shall not proceed to consider a subsequent question until the current one has been satisfactorily answered.
The questions are:
i From the facts presented, will the proposed plan amendment, rezoning or use be detrimental to the health, safety, convenience or general welfare of persons residing or working in the vicinity or will it be injurious to property, improvements or potential development in the vicinity?
ii Do the Objectives and Policies of this Official Community Plan and the Uses and Regulations of the Zoning Bylaw allow a change in the use of the land?
iii Is the proposed use suitable for the land?
iv Will the surrounding uses be negatively affected by the proposal?
v Is there another site which is more suitable for the proposal?
vi Are the proposed details (environmental protection, building location, parking etc.) satisfactory?
vii Should any conditions be negotiated with the applicant for the plan amendment or rezoning or attached to the discretionary use permit to improve the development and decrease or eliminate any negative impact on nearby uses?
Information Requirement Policy for Developers
Council may require the Developer to provide the municipality with the necessary information to properly assess the following applications:
Official Community Plan amendments;
Zoning Bylaw amendments;
Subdivision approval; or
Discretionary use applications.
The Developer must address the following items in his/her application:
a) Conformity with the policies of the Plan and the Zoning Bylaw;
b) Conformity with provincial regulatory jurisdictions including Municipal Affairs, MOE, MOA and the Saskatchewan Watershed Authority;
c) Conformity with federal or other regulatory jurisdictions including Environment Canada, Fisheries and Oceans or others;
d) Site suitability in terms of hazards such as flooding, erosion, slope instability or poor drainage with a geotechnical, hydrology or other report from a qualified professional;
e) Site suitability in terms of topography, critical wildlife habitat, or other environmental factors;
f) Site suitability in terms of heritage sensitivity;
g) A cost-benefit analysis of the proposal to the Town;
h) An outline of appropriate levels of servicing and terms of the servicing agreement; and
i) Other information as may be required by Council.
Land Servicing Policies
Unless Council makes other arrangements as outlined in Subsection 7 below, Council shall require all applicants for subdivision of land to sign a servicing agreement with the Town as outlined by section 143 of The Act, prior to approval being granted by the Director of Community Planning.
Subject to Subsection 1 above, the servicing agreement will require that the proponent will construct all works and improvements required by the municipality including, but not limited to:
roads, streets and lanes;
drainage ditches and culverts;
the provision of water and sanitary sewer as required;
utilities;
street lighting;
landscaping of Municipal Reserve areas, parks and/or boulevards; and
other improvements within or adjoining the proposed subdivision, as stipulated by the municipality.
Council may also require the posting of a performance bond to guarantee adherence to the
provisions of the servicing agreement.
Council may require that the servicing agreement stipulate the payment of developer fees for the cost of constructing, expanding, upgrading or improving public works on or off-site improvements that directly or indirectly service the proposed subdivision. Such off-site improvements may include drainage, public roads or highways, parks, recreational facilities and other improvements pursuant to the Act.
Council may establish the standards to which Public Improvements will be designed and constructed. Such Public Improvements will be designed by a Professional Engineer licensed to practice in Saskatchewan, where appropriate.
All new residential, commercial, or industrial development shall be required to have access to a developed road. Applicants for such developments may be required by Council to pay for all or part of the required road improvements as part of the necessary Development Permit.
Council may use Section 22 of The Municipalities Act to ensure that the owners of any trucks used in the servicing of a new Subdivision or development within the Subdivision shall pay for the cost of road repair caused by their usage of a Town road.
As outlined above, both a servicing agreement with an applicant for new subdivision and a development agreement with an applicant for a new use on land where no subdivision is required, must include a clause stating that the applicant is responsible for the cost of all municipal services to the proposed subdivision or development as the case may be. Where such new subdivision or development will be of significant social, economic and environmental value to the Town, Council may use their discretion to either negotiate with the applicant to cost-share the required services, or if the required payment is unnecessary in their opinion, Council may choose to exempt the applicant from the requirement.
1.5 Policies for Development on or near Environmentally Sensitive Lands
Where a proposed development of a new use and any required access driveway is located within an Environmentally Sensitive (ES) Overlay District shown on the Zoning District Map, or within 150 metres of the boundary of an ES District, Council may require the applicant to submit sufficient topographic or other information. This will be used to determine if the development will be:
within 457 metres of any municipal waste disposal site shown on the Zoning Map;
within 600 metres of any municipal sewage lagoon shown on the Zoning Map;
within 60 metres of land that adjoins a permanent water body which is shown on
the original Township survey; or
within 60 metres of the flood plain of any river or stream or other land that may be subject to flooding.
2. Council may prohibit development, where Council is of the opinion that land is unsuitable for development because:
i) it is subject to instability due to steep slopes, erosion, high water tables, wetland soils or poor drainage conditions;
ii) of hazards associated with fluctuating water levels and the associated processes of flooding and erosion or any other instability; or
iii) the land is below the 1:500 flood event elevation as shown on the Constraints Map and/or the safe building elevation as determined by a qualified professional consultant;
3. Where the cost of providing a road or other services which would, in the opinion of Council, be prohibitively expensive or difficult to construct or maintain due to poor natural drainage, steep slopes or other features, Council may prohibit such development.
4. Where Council is of the opinion that any of the foregoing conditions may exist on a particular lot, Council may request the proponent of the rezoning, subdivision or development to pay for a site inspection by a professional consultant acceptable to Council. An approval for any of the foregoing requests by a proponent may not be issued unless a favourable site report from that consultant (including recommendations to successfully deal with environmental problems on the site in question) is presented to, and accepted by Council.
1.6 Official Community Plan Review
The Official Community Plan and Zoning By-Law will be reviewed at five-year intervals, beginning in the year 2022. The purpose of the review will be to determine whether goals and objectives of the Official Community Plan are being achieved, recognizing that the Strategy and the Official Community Plan are based upon five-year horizons.
The review will be based upon the extent to which change has occurred, and whether that change has been desirable. Each element of the review should project land use requirements for the upcoming five-year period. The magnitude, character and significance of change will be reviewed in the context of the goals and objectives of the Official Community Plan. If necessary, goals and objectives may require amendment, for during a five-year period a significant change in the size or character of the population may alter the community's vision of the future.
1.7 Amendments to the Official Community Plan
Recommendations regarding amendments to the Official Community Plan will be prepared by Administrative Staff for submission to Town Council. Amendments to the Official Community Plan will require the approval of Town Council.
1.8 Effective date of the Official Community Plan
Bylaw No. 2011-08 is hereby repealed.
The Official Community Plan revised and dated May 15, 2017 was adopted by the Council of the Town of Radville as Bylaw No. 2017-08 this 23rd Day of May, 2017.
Mayor Town Administrator
PART H
REFERENCES AND APPENDICES
Reference 1
The population trends on p.2 were calculated using the Constant Numeric Change Model described in "An Empirical Comparison of Simple Techniques for 5-Year Municipal Population Projections", published in September, 1986 by H.C. Davis, U.B.C. Planning Papers, Canadian Planning Issues, #19, University of British Columbia, School of Community and Regional Planning, Vancouver, B.C.
Appendix 1
Selected Socio-Economic Data, based on the 2011 and 2016 Canada Census
Appendix 2
Analysis of Radville's Strengths, Weaknesses, Opportunities and Threats (SWOT), prepared by Town Council, August, 2010 and revised in January 2017.
APPENDIX 2
Issues and Concerns
Waterlines, valves, sewer lines (age and condition)
Fire hydrants need to be replaced
Landfill (became a transfer station only in July 2011). Decommissioning will be required if transfer station is closed.
Replacement of older equipment
Street repair and replacement
Sidewalk repair and replacement
Acquisition of residential and commercial property
Volunteerism
Qualified Personnel for positions throughout community
Retention of health care staff (Doctors, Nurses EMS Staff)
Lack of childcare services in community
Requirement for additional fire and rescue services
Lack of a large enough facility to be used as a community centre and programming
Loss of business (CIBC in 2017 and talk of NAL)
Lack of camping facilities and services
Possible New Developments
Outdoor pool or water park development was built and opened in 2013
Residential lots. A new residential subdivision with 20 lots was fully serviced in 2013. The lots in the subdivision located adjacent to the new health care facility were available for purchase in 2014. As of May 2017 there are 19 lots remaining for purchase
Commercial/Industrial lots. A new subdivision was developed and annexed from the R.M. of Laurier #38 in 2013. This development included 11 new lots, of which 10 are fully serviced. As of May 2017 8 of the 10 lots have been sold.
New dining room and bar opened January 1, 2016 (R Bar), and Long Creek Saloon under new management as of May 2017
Semi parking lot
New Health Centre was built and opened in 2014
Upgrading campsites
Lagoon expansion will take place in the summer of 2017
Childcare facility
Talk of expanding fire services to include rescue services. New building (adjacent to existing) to house equipment
New development and businesses located in the Industrial subdivision
Hotel/motel accommodations
Outdoor rink
Upgraded recreation facilities
Skateboard park
Strengths
Emergency Services including fire department, ambulance, 3 doctors, RCMP
Health Centre which includes a long term care facility
24 hour service for convalescent, palliative, acute care, respite, home care services
Recreation Facility - rink, curling rink, pool, ball diamonds, 9 hole golf course
Retail stores including pharmacy, grocery stores, hardware stores, insurance brokers, finance services, banks, 2 bars/hotel/bed and breakfast, 2 churches, farm implement dealers, Library with internet access, schools, instant teller, newspaper, lumber yards, long term care facility, low income housing for seniors, senior centre, hair dressers, restaurants, bakery, autobody shop, and other businesses
Good adult vs children population
Cell phone tower
Upgrade high speed internet
Home based businesses
Many trade services
Many nice homes, well maintained
Recreation Director
Joint agreements with the RM
Museums
Second hand store
Curb side garbage and recycling services
Highway #28 North in fair condition
Community is growing and have a fair amount of land subdivided for residential purposes
Expansion of lagoon will accommodate community growth. Facility is a long term asset
Hub for smaller surround communities
Lower cost of living than larger urban centres
Weaknesses
Lack of housing or rental units for people new to town
Should be better maintenance of public land and buildings
Better training opportunities for staff
Monitor equipment deteriorations - fire hall, etc
Young people are not actively participating in leadership or planning roles for the community
Volunteerism is very low
Age of the infrastructures
RCMP presence in the community
Limited Physiotherapy staff stationed in Radville
No dentist
Travelling optometrist
Lacking an economic development officer
Chamber of Commerce
Lack of services groups
Generational inconsistencies - habits, communication, ethics
Highways #28 south and #377 entering community in very poor condition
Lack of or reduced Provincial and Federal funding
Seasonal population (exodus of residents to the lake during the summer months)
Lack of transportation within the community and to other centres
Opportunities
Possible oil development
Increase of student enrolment
Increase of young families moving in
Good central location for smaller surrounding villages
Possible regional developments
Improved health services with the new Health Centre
Improvements for new businesses
Solar electricity project in the R.M. of Laurier #38
Strong agricultural and ranching area
Commodity prices are on the rise
Possible pipeline in the area
Threats
Increasing wages of the staff and cost to the town
High property and education taxes
Increasing policing costs
Shortage of local trades people
Timing of development
Housing shortages
Loss of medical services
Decline in volunteerism
Extinction of service groups
Lack of community involvement and pride
Lack of personal communication when dealing with volunteers (texting, social media, etc.)
Loss of business community
Health care amalgamation (regions)
Expendable money (less money being spent in community and more money being spent outside the community)
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