Sequencing

Objectives

  • Coordinate land development with available infrastructure capacity and the efficient extension of servicing
  • Promote the sequenced development of infrastructure that integrates municipal systems for economies of scale and higher levels of service.
  • Coordinate with senior levels of government to support timing of infrastructure investments that address needs for growth

 

Context

Exhibit 6 provides the Regional Land Use Map divided into distinct development areas based on geography and expected general timing of development. These areas generally align with expected planning boundaries, and the lands within each cell would be coordinated and developed as a unit.

Development areas in the map are allocated as follows:

  • Growth areas to achieve a regional population of 700,000 (areas 1–10). Development cells that are located within the Growth Areas to 700,000 from the Regional Plan are identified as those areas that would be required for the growth of urban municipalities as the P4G Region grows to a population of 700,000. These locations are priorities for Concept Plan development, and regional infrastructure planning should consider this timing in coordinating support for growth.
  • Growth areas to achieve a regional population of 1 million (areas 11–25). Development cells outside the Growth Areas to 700,000 are expected to be required to support urban growth as the P4G Region grows from a population of 700,000 to 1 million. Planning should be coordinated for these areas to provide for interim uses, and urbanization over a longer transition period.
  • Rural growth areas (areas 26–32). Although the focus of this Servicing Strategy is on supporting future urban growth, specific areas in the P4G Region have been identified for longer-term country residential, commercial, and industrial uses. These areas will not be impacted by capacity planning for urban infrastructure unless provided through intermunicipal agreements. However, infrastructure planning should still consider the capacities of rural water, transportation, and other rural services.

 

Major considerations for regional sequencing are as follows:

  • Need for development flexibility. The general sequencing noted on this map is suggested by lands available to each community for development, projected growth rates, and ease of servicing. Within these areas, municipalities should determine development phasing to meet their own needs, while coordinating with other P4G municipalities and aligning with regional servicing plans as appropriate.
  • Long-term urbanization of commercial/industrial areas. Planning for the commercial/industrial areas in areas 1–3 on the map shall consider future needs to urbanize and potentially redevelop these areas. Sequencing and coordination should be examined in the context of Concept Plans for these areas.
  • Coordination of planning and sequencing with First Nations. Planning for development sequencing in areas 3, 12, 16, 17, and 21 should be coordinated with the First Nations with treaty land entitlement holdings and reserves in these locations. As these First Nations may look to develop their lands within a shorter timeframe, coordination of planning for interim uses and discussions about potential urban servicing needs may be required.
  • Need for planning of rural growth areas. Significant employment and population growth in the RM of Corman Park into the future will be focused on both the rural growth areas identified in this Plan, and interim development in future urban growth areas will also provide for additional residential and employment uses. The RM should work to coordinate development and planning for these areas to ensure that rural growth considers local and regional servicing capacity.

 

Regional Actions

Considering regional infrastructure needs, requirements for growth, and coordination of urban development, the following actions should be taken:

  • Develop Concept Plans for identified urban growth areas. Urban development areas in Exhibit 6, especially those within the Growth Areas to 700,000, should be the subject of Concept Plans coordinated between the adjacent municipality and the RM. These Plans must incorporate not only the expected sequencing of urban growth, but also the sequencing of interim rural uses. These plans should outline in more detail local and regional extensions of servicing, and respect long-term needs for infrastructure capacity. Concept Plans and associated sequencing should also ensure that the extension of urban services is coordinated and sequenced to maximize the use of infrastructure investments.
  • Phase urban development to ensure the productive use of infrastructure investments. Areas identified as development areas to a regional population of 700,000 in Exhibit 6 largely include locations that would be less expensive to service than long-term development areas. The priority for development should be with short-term areas, with sequencing that reflects efficient extensions of infrastructure.
  • Coordinate municipal infrastructure and capital planning to align with sequencing.Infrastructure planning by all municipalities should align with the priorities identified in the Sequencing Map, with general sequencing respecting the identified timeframe for development. This should also include the coordination of municipal capital expenditures and cost recovery through development levies and servicing agreement fees to achieve regional infrastructure goals.
  • Coordinate growth planning and sequencing for rural growth areas. The RM should coordinate with municipalities to ensure that rural growth areas are integrated with overall regional growth patterns. Concept Plans should be used by the RM to coordinate orderly development within identified Country Residential and Rural Commercial/Industrial areas. This process may include agreements with urban municipalities to coordinate any necessary extensions of services.