Future Urban Growth Areas

The future urban growth areas identified on the Regional Land Use Map include the expected urban footprint as the Region grows to a population of 1 million. These areas include areas for future residential neighbourhoods, commercial and industrial development, and conceptual nodes for mixed-use centres.

Objectives

12-1         Provide for planned urban residential development and subdivision that is sustainable, supports a high quality of life, and encourages the development of complete communities

12-2         Support commercial and industrial development in future urban growth areas where it can be integrated into urban municipalities

12-3         Optimize the use of existing and planned infrastructure consistent with municipal and regional servicing plans

12-4         Coordinate urban expansion and staged boundary alterations in future urban growth planning

12-5         Support standards for interim uses that allow for redevelopment and future integration into urban municipalities

Policies

General

12.01       Urban Intensification. Urban municipalities shall promote the intensification of developed urban areas to help accommodate long-term regional growth.

12.02       Interim Uses in Future Urban Growth Areas. Interim uses on lands identified as future urban growth areas may be allowed prior to urban development, subject to requirements established through detailed planning that support efficient and cost-effective urban development in these areas.

12.03       Development Standards for Interim Uses. Interim uses in future urban growth areas shall use development standards that consider the standards used in the adjacent urban municipality. These standards shall be coordinated with the urban municipality to allow for these developments to be integrated with the urban municipality in the future.

12.04       Development of Concept Plans for Future Growth Areas. Concept Plans shall be prioritized for the future urban growth areas required to accommodate a regional population of 700,000 as identified in the Future Urban Growth Areas Map, attached to this Plan as Exhibit 3. Concept Plans shall rely on existing detailed planning where possible, and the RM and adjacent urban municipality shall determine through mutual agreement:

a.   the priority of a Concept Plan and a timely schedule for completion,

b.   additional restrictions on interim development prior to completion of a Concept Plan, and

c.   any additional requirements for the development of a Concept Plan that are necessary to consider the local context.

12.05       Requirements for Interim Land Use in Future Urban Growth Areas. An interim use of any type shall not be permitted in a future urban growth area unless the proposal:

a.   is consistent with more detailed planning for the area,

b.   is designed to transition to future urban servicing when included in an urban municipality,

c.   provides a site design that limits fragmentation of the parcel, and

d.   presents a subdivision design that allows for re-subdivision to urban-sized parcels.

12.06       Servicing Agreements Required for Interim Uses as Required. Notwithstanding other requirements under this Plan, Interim developments requiring subdivision shall, when required by a municipality, enter into servicing agreements to provide any necessary services for the subdivision.

12.07       Agricultural Residential Subdivision in Future Urban Growth Areas. Lands in future urban growth areas may be subdivided to permit the establishment of:

a.   the establishment of up to two (2) discretionary uses per quarter section (64.8 hectares, or 160 acres) or one (1) discretionary use per 32.4 hectare (80 acre) parcel, subject to Council approval;

b.   the establishment of up to two (2) agricultural residential building sites per quarter section (64.8 hectares, or 160 acres) or one (1) agricultural residential building site per 32.4 hectare (80 acre) parcel, subject to rezoning to an appropriate district; or

c.   a combination thereof to a maximum of two (2) building sites per quarter section (64.8 hectares, or 160 acres) or one (1) building sites per 32.4 hectare (80 acre) parcel.

12.08       Agricultural Residential Subdivision in Urban Residential Neighbourhood Areas.Notwithstanding Policy 12.07, lands in Urban Residential Neighbourhood areas that are outside of areas required to accommodate a regional population of 700,000 in Exhibit 3, may be subdivided to permit the establishment of:

a.   the establishment of up to four (4) discretionary uses per quarter section (64.8 hectares, or 160 acres) or two (2) discretionary uses per 32.4 hectare (80 acre) parcel, subject to Council approval;

b.   the establishment of up to four (4) agricultural residential building sites per quarter section (64.8 hectares, or 160 acres) or two (2) agricultural residential building site per 32.4 hectare (80 acre) parcel, subject to rezoning to an appropriate district; or

c.   a combination thereof to a maximum of four (4) building sites per quarter section (64.8 hectares, or 160 acres) or two (2) building sites per 32.4 hectare (80 acre) parcel.

12.09       Country Residential Development Prohibited. Country Residential development shall not be permitted in future urban growth areas.

12.10       No New ILOs in Future Urban Growth Areas. New intensive livestock operations shall not be permitted in future urban growth areas.

12.11       Existing ILOs. Existing intensive livestock operations may expand within future urban growth areas at the discretion of the RM, subject to consultation with the adjacent urban municipality and consideration of the required separation distances in Policy 8.05.

12.12       Dedication of Reserves in Future Urban Growth Areas. In determining the recommended dedication of Municipal Reserve land or cash-in-lieu for new subdivisions for interim uses in future urban growth areas, the RM shall consider:

a.   current and future land use planning and development standards for the area;

b.   the potential for significant public amenities, including open space recreational opportunities, integrated trail systems, and continuous pedestrian linkages; and

c.   the costs to the RM and the adjacent urban municipality.

The adjacent urban municipality shall be consulted regarding dedication of Municipal Reserve and any necessary transfer of dedicated land or cash in lieu.

12.13       Information Regarding Interim Land Uses. Information about regional land use planning and potential future urban development shall be made available to the public and provided to applicants for interim land uses. This shall include:

a.   information on expected future land uses in the area,

b.   limitations on current land uses,

c.   expected timing of boundary alteration and urban development, and

d.   relevant infrastructure and servicing planning,

derived from this Plan, the P4G Zoning Bylaw, and applicable Concept Plans.

Urban Residential Neighbourhood Areas

12.14       Designation on Regional Land Use Map. Future urban residential neighbourhoods shall be sited in areas designated as Urban Residential Neighbourhood areas on the Regional Land Use Map attached to this Plan as Exhibit 2.

12.15       Urban Residential Neighbourhood Area Density Targets. New Concept Plans and other development plans for Urban Residential Neighbourhood areas shall achieve a minimum of:

a.   17.3 housing units per gross developable hectare (7 units per gross developable acre), or

b.   50 residents and jobs combined per gross developable hectare (20.2 residents and jobs combined per gross developable acre).

12.16       Low Capital Intensity Developments Encouraged for Interim Commercial Uses. For interim rural commercial uses in Urban Residential Neighbourhood areas, low capital intensities are encouraged.

12.17       Temporary Development Preferred for Interim Uses. Interim uses in Urban Residential Neighbourhood areas required to accommodate a regional population of 700,000 in Exhibit 3 are preferred to be temporary, with uses, structures, and equipment that can be easily relocated to a new site.

12.18       Minimal Environmental Impacts. Interim uses in Urban Residential Neighbourhood areas shall have minimal environmental impacts.

12.19       Urban Commercial and Industrial Development Prohibited. Urban commercial and industrial development is prohibited as an interim use in Urban Residential Neighbourhood Areas.

Urban Commercial/Industrial Areas

12.20       Delineation of Urban Commercial/Industrial Areas on the Regional Land Use Map. The areas designated as Urban Commercial/Industrial areas on the Regional Land Use Map attached to this Plan as Exhibit 2 shall be delineated into Urban Commercial areas and Urban Industrial Areas through Concept Plans.

12.21       Designation of Urban Commercial Areas. Future urban commercial uses shall locate in areas designated as Urban Commercial through Concept Plans.

12.22       Designation of Urban Industrial Areas. Future urban industrial uses shall locate in areas designated as Urban Industrial through Concept Plans.

12.23       Detailed Planning for Interim Commercial and Industrial Development. Detailed planning shall be required for interim commercial and industrial development in Urban Commercial/Industrial areas. If no Concept Plan has been adopted under this Plan, interim commercial and industrial development shall not contradict existing detailed planning for the site, and a Comprehensive Development Review shall be required.

12.24       Requirements for Detailed Planning. Concept Plans and Comprehensive Development Reviews developed for Urban Commercial/Industrial areas shall be developed to the satisfaction of the RM and the adjacent urban municipality, and shall include:

a.   interim subdivision and site design that facilitate a transition to urban development;

b.   interim roadway and other infrastructure planning that facilitates a transition to urban development;

c.   consideration of the location and timing of future urban development; and

d.   for uses that could have a significant impact on transportation systems, a transportation impact assessment.

12.25       Agreements for Future Urban Servicing Provision. Intermunicipal agreements developed for interim development in Urban Commercial/Industrial areas shall include, to the satisfaction of the RM and adjacent urban municipality, consideration for future cost recovery for urban infrastructure. The level of detail provided in the agreement shall take into consideration:

a.   Current land uses and/or current allowable parcel sizes;

b.   Future land uses and/or future allowable parcel sizes;

c.   Expected timing of boundary alteration and urban development; and

d.   Relevant infrastructure and servicing planning

12.26       Environmental Considerations of Interim Uses. A mitigation and remediation plan shall be required for interim commercial/industrial uses that could have an environmental impact, at the discretion of the municipality.

Urban Mixed-Use Nodes

12.27       Delineation of Urban Mixed-Use Nodes in Concept Plans. Urban Mixed-Use Nodes shall generally be based on the conceptual locations identified on the Regional Land Use Map, and Concept Plans shall delineate these future areas for integrated residential, commercial, institutional, and recreational uses in comprehensively planned mixed-use areas.

12.28       Density and Intensity Targets. As part of Concept Plan development, urban municipalities shall develop population density and employment intensity targets for Urban Mixed-Use Nodes that reflect their role and function as neighbourhood or suburban centres, with a minimum intensity of 75 residents and jobs combined per gross developable hectare (30.4 residents and jobs combined per gross developable acre).