R E S O R T
LASP May 27, 2014
TAB LE OF CO NT EN T S 1 . 0 I n t ro d uc t io n
1.1 Purpose 1.2 Vision and Guiding Principles 1.3 Background 1.4 Community Development Strategy 1.4.1 Social Realm 1.4.2 Environmental Realm 1.4.3 Economic Realm
2 . 0 Po l ic y Co nte x t
5 5 6 7 7 8 9 10 12
3.0 S it e C ont e xt
14 14 14 16 16 16 17 17 19 19
4.0 D e velop m ent C o n c e p t
21 22 24 25 26 27 27
3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8 3.9
4.1 4.2 4.3 4.4 4.5
Topography and Soils Vegetation Existing Land Use Environmental Site Analysis Historical/Cultural Resources Geotechnical Assessment Natural and Man-made Constraints Flood Potential Natural Features
Development Principles Land Use Summary Commercial Uses Village Centre Recreational Property 4.5.1 Low Density Recreational Property
4.5.2 Medium Density Recreational Property 4.5.3 Higher Density Recreational Property 4.6 Potential Recreation Site
27 27 28
5.0 M u nic ip a l S er vi c i n g
29 29 33 35 37 37
6.0 Pa r ks / Rec rea t i o n A re a s & Wa l k w a y s
40 41 42
7.0 C om mu ni t y S e r vi c e s
8.0 Im p lem ent a t i o n
46 46 48
5.1 5.2 5.3 5.4 5.5
Transportation/ Roadways/ Circulation Water Supply Strategy Wastewater Treatment Strategy Stormwater Management Strategy Franchise Utilities
6.1 Lake Access 6.2 Landscape Strategy
8.1 Development Staging 8.2 Plan Amendments
LI S T O F F I GURES Figure 1: Location and Plan Area 11 Figure 2: Regional Context 12 13 Figure 3: Adjacent and Existing Land Uses Figure 4: Topography 15 Figure 5: Natural and Man-made Constraints 18 20 Figure 6: 100 Year Flood Plain Tide Creek Figure 7: Development Concept 23 Figure 8: Transportation Network (Road Hierarchy) 30 Figure 9: Typical Road Section (9A & 9B) 31 Figure 10: Pedestrian Circulation Network 32 Figure 11: Water Servicing Concept 34 Figure 12: Sanitary Servicing Concept 36 Figure 13: Runoff Patterns 38 Figure 14: Stormwater Management Concept 39 Figure 15: Recreation Strategy 43 Figure 16: Development Staging 47
1 .0 I n t ro d u ct i o n 1.1 P ur p os e The Watermere Resort Local Area Structure Plan (LASP) provides an overview of the land use concept and describes the area, services, transportation, and servicing requirements needed to support the development. The plan area conforms to one of two Resort Recreational areas as contemplated by the North Pigeon Lake Area Structure Plan. That plan authorizes a resort form of development in the Resort Recreational areas. The Watermere project builds on those concepts. This LASP identifies and respects the social, environmental, and economic context of the plan area and surrounding community, and proposes a development which responds to that context in a responsible and sensitive way. Unique environmental features and natural areas will be incorporated with the development concept. The Watermere resort is intended to integrate with the Pigeon Lake community by providing new social gathering spaces and commercial opportunities. This plan outlines how these objectives will be met. Also discussed in the LASP are the configuration and areas of each form of land use; the approach to natural areas and shared community spaces; circulation patterns for both vehicles and pedestrians; water, wastewater, and stormwater utility strategies; and the phasing and next steps of implementation. While the time frame to complete the Watermere resort project will ultimately be determined by market forces, it can be estimated that the project would be developed over a period of some thirty (30) years. When adopted by Leduc County Council, the Watermere LASP will provide guidance for the future redistricting and subdivision processes within the plan area.
1.2 V isio n & G u id ing Pr i n c i p l e s Pigeon Lake is a destination for cottagers, campers, and tourists. The Watermere LASP provides the basis for an adequately serviced and sensitively designed resort that contributes positively to the social, economic, and environmental fabric of the lake area. The vision of the LASP is one that integrates innovative development with the natural environment. The form of development is intended to facilitate a leisure lifestyle with emphasis on recreational pursuits and include amenities to support such use. Key benefits from the development of this recreational resort are envisioned as follows: • Providing employment opportunities on both a short term as well as long term basis. • Providing amenities to local as well as surrounding residents and also to visitors to the Provincial Park. • Providing recreation facilities and opportunities for existing and future residents, and also to visitors to the area. • Providing leisure lifestyle, recreational property and commercial choices to a wider age group in Leduc County. Key principles which have guided the preparation of the Watermere LASP are as follows: • Introducing a leisure lifestyle for Leduc County and the Pigeon Lake Region. • To create an attractive resort, residential and recreational environment that is compatible with adjacent land uses using innovative and comprehensive design standards. • Provide interconnected, efficient, and economically viable infrastructure and transportation networks. • To create a park and recreation system that enhances the quality of life for local as well as surrounding residents. • To create a development complementing and acknowledging the surrounding recreational areas like Zeiner Park, Pigeon Lake Provincial Park, and Pigeon Lake itself. • Encourage an environmentally responsible development. This LASP meets the required policies of the North Pigeon Lake Area Structure Plan and the Leduc County Municipal Development Plan.
1.3 B ac k g rou nd The development of Watermere Resort, and this LASP document, is the consistent outcome of the North Pigeon Lake Area Structure Plan, which identifies SE23-47-2-W5,Pt. E1/2 SW23-47-2-W5, and Pt. N1/2 NE 14-47-2-W5 as being strategically located for the development of a Recreational Resort Area on the west of Highway 771 opposite Zeiner Park. It is located within an area where Provincial Highways 616, 771 and 778 provide excellent accessibility and connections to the nearby Villages of Breton, Warburg, Devon and Thorsby and via Highways 39, 613, and 616 to the major provincial trade corridor. The area also has excellent connectivity to the QE II corridor, Nisku Business Industrial Park, and the Edmonton International Airport. Recent improvements to the regional transportation infrastructure including Hwy 778, and Highway 771 south to Pigeon Lake Provincial Park, have made this site attractive for diverse development. The proponents of this LASP propose to develop a sustainable and environmentally friendly recreational resort in Leduc County to respond to a demand for recreational and retirement property in the Pigeon Lake area, and to recognize the recreational opportunities that are present in the lake area in all four seasons of the year. The broad concepts laid down in the NPLASP have guided the planning within the LASP site, and are reflected within the Watermere development plan. The developer advertised and attended an Open House on March 26, 2012. Response letters and comment sheets had been provided to Leduc County. On June 6th 2012 a public consultation meeting with the Mayor and Council for the Watermere Resort LASP was also attended by the developer and its consultants. The directives and input received from the public and the County have been considered in preparation of this LASP. The location of the site is presented in Fig 1, on the following page.
1.4 Com mu ni t y D e velo p m e n t S t r a te g y The Watermere resort development will enhance the Pigeon Lake area in several important ways. These improvements can be identified using the triple bottom line, or three legged stool, approach to sustainable community planning. At its heart, triple bottom line planning aims to balance the three key aspects of the social, environmental, and economic realms to find a sustainable middle ground that leads to enhanced quality of life, as shown in the diagram below. The Watermere LASP considers the triple bottom line in these ways:
1.4.1 S o c i a l Rea lm To date, nearly all of the development at Pigeon Lake has taken the form of single family homes, cottages, cabins, and manufactured homes. These development forms place limits on some sectors of the population to enjoy the Pigeon Lake area. Affordability is a major element of this issue. Also affected are those who would like to visit the lake area but do not wish to commit to purchasing and maintaining a second property. The Watermere project proposes a wider range of recreational accommodation opportunities including semi-detached, multi-family, and hotel options, some of which may operate as timeshare properties. In providing these new accommodation options, Watermere will also enable aging residents in the Pigeon Lake area to remain in the community rather than having to move elsewhere as they age. This planning principle is known as aging in place, and has become an important consideration in land use planning as the Canadian population ages. This concept is particularly important in areas that are dominated by a single form of housing â€“ typically single family homes. As stated above, Pigeon Lake is one such area. As a corollary to aging in place, the same accommodation options also enable young people, couples, and families to live independently while they build their lives and deal with stressors such as student loans. Affordability and the demands of keeping up large properties drive these considerations. Apartments and other compact accommodation options are a major part of their solution. Watermere is designed with large areas of municipal and environmental reserve. These areas will be developed with publically accessible amenities. Trails will wind through the environmental reserves, while the municipal reserve areas will include trails, picnic, sports, and passive recreational activities. As noted above, all of these amenities will be publicly accessible. They will not only benefit the Watermere resort, but any and all residents of, and visitors to, the Pigeon Lake community. And in gathering together to enjoy the Watermere public amenity spaces, these visitors will help to sustain the businesses that will choose to locate in the Village Centre of the project. 8
Another feature of Watermere will be its stormwater pond system. These ponds are constructed for environmental performance reasons to capture and treat storm runoff before releasing it back to the environment. But if designed properly with surrounding municipal reserves and trails they can become a major community amenity in themselves. The ponds attract wildlife and are a focal point in other communities, and will be publicly accessible to all of Pigeon Lakeâ€™s residents and visitors. In a very real way, Watermere is all about options - options that do not currently exist in the Pigeon Lake area. Recreational property options, recreational activity options, public amenity options, lifestyle options. By providing the number and range of options that it does, Watermere will enhance the quality of life for many current Pigeon Lake residents and for all of its future visitors.
1.4.2 Env ironm ent a l R e a l m New development often raises concerns in the Pigeon Lake community based on environmental considerations. This is entirely understandable given the environmental issues that the community has faced in recent years. Watermere proposes to respond to these concerns in several ways. First, the overall footprint of the project is drastically smaller than the current pattern of development at Pigeon Lake. Market conditions determine the demand for recreational property at Pigeon Lake. Watermere will, over the life of the project, meet part of this demand. However, by virtue of its more compact design, Watermere reduces pressure to convert pastureland or worse, to clear additional natural lands, for development elsewhere in the lake area. This benefit is expected to last for at least a generation as the projectâ€™s phases are brought onstream. How does Watermereâ€™s compact design function to reduce the need for large areas of land? Instead of relying on large individual lots to provide amenity and natural areas for recreational property owners, Watermere proposes large areas of shared amenity space and natural areas. Roads and trails will provide access to these areas to promote use by the community. In this way a resort community can be developed that occupies a much smaller overall footprint. Watermere will incorporate piped water distribution and wastewater collection systems. The entire project will function as a single development in these regards. In essence, Watermere will replace many private systems with a single system that serves many. A single system is easier to monitor for environmental performance, and will be monitored by professionals rather than individual lot owners. The wider Pigeon Lake community can thus feel reassured that Watermere will function in an environmentally sensitive and sustainable way. The Watermere project also enables a comprehensive stormwater management system. Unlike in much of the existing development around the lake, in Watermere storm runoff will be contained within a storm pond whose function is to detain the water, allow sediments and other impurities to settle out of the runoff, and control the release of that water back to the environment. Watermere will not disrupt natural storm flows, but rather will intercept and treat these flows to ensure the development has no negative environmental impacts to Pigeon Lake as a result of stormwater. 9
In designing Watermere, the proponents recognized that the site has environmentally sensitive areas. In response, the project was designed to preserve most of the wooded and wet areas on the site but also to provide access to them via a trail network. The access enables the community to enjoy these natural areas, to view wildlife, and to learn from the environment. Conversely, the development areas are allocated mostly to previously cleared land, thereby minimizing to the greatest extent possible the removal of trees. Finally, the environmental implication of land conversion from pastureland to other uses should not be overlooked. It has been observed in country residential developments that over time a large number of trees are planted in the development area. When sited on previously cleared pasture or cropland, this change of land use results in a reforestation of the development area over time. The tree cover provides several benefits, among them reduced nutrient transfer due to natural dust control, increased soil retention â€“ particularly during storm events â€“ better soil runoff infiltration, weed and invasive species control, and increased wildlife habitat. The development of Watermere will leverage development in order to achieve a level of environmental performance not yet seen at Pigeon Lake.
1.4.3 E c onom ic Rea lm Watermere will bring a commercial hub to the north side of Pigeon Lake. In a similar way to the Village at Pigeon Lake, the commercial element of the Watermere project will attract visitors and residents of the watershed area to the hub. This concentration of activity will provide opportunities for such activities as a local farmersâ€™ market. And for local residents who would like to operate a business, or currently operate one from their home, the Village Centre will provide access to a wider market and space for local business owners to locate. Of course businesses need employees, so the Watermere commercial hub will generate additional local economic spin-offs in the form of employee income. In addition to the commercial hub, the spa hotel will provide employment opportunities of a variety of forms. This development may include a restaurant, which could showcase local food producers. The hotel will draw short term visitors to the area, who will spend their discretionary income as tourists in the resort and in the wider community as they explore the Pigeon Lake area. The hotel may also partner with local golf course operators to offer golf tours, thus benefitting other local business owners. In providing a range of recreational property options, including potential timeshare arrangements, Watermere will provide affordable new opportunities for visitors to the area to enjoy and contribute to the economy of the Pigeon Lake community. As well, and as noted above, affordability is a major driver in enabling seniors and young people to remain in their community and contribute to the local economy. In addition to these private economic benefits, the existence of Watermere will provide compelling rationale for the regional services commission and/or other public entities to apply for provincial grant money to expand and/or upgrade services. Regional services benefit the entire watershed area from both a social and environmental standpoint, but require funding sources. The Watermere development provides the opportunity to view service provision from a comprehensive rather than a piecemeal approach. This allows for better forecasting of service demands, facilitates better infrastructure planning, helps identify funding opportunities, and enables responsible and informed political decision making. 10
WATERMER E R E S O R T - L E D U C CO U N T Y Figure 1 LOCATION AND PLAN AREA
Figure 2 Regional Context, given below, shows the LASP site in the context of major population centres such as Edmonton and Leduc. WAT ER M ER E R E SOR T - L EDUC COUNT Y Figure 2 Regional Context
778 770 616
* For illustrative purposes only
2.0 Pol ic y C ont e xt Leduc County undertook a comprehensive planning exercise with the aim of regulating development such that there were no deleterious environmental effects on the Lake. The result of these planning efforts was the North Pigeon Lake Area Structure Plan, adopted in October 2010. The predominant uses are agricultural and recreational uses. The NPLASP has designated the subject property as â€œResort Recreational Areaâ€?, and has laid down the parameters to be followed during the development of this property. The North Pigeon Lake Area Structure Plan was prepared using development principles and objectives drawn from a number of policy directives established by the various levels of government, as well as those defined in a comprehensive public engagement process. The Watermere LASP has followed the directives of the NPLASP. The Municipal Development Plan was amended in October 2010 and North Pigeon Lake Area Structure Plan was added to it, forming part of Land Use bylaw No 20-10 for Leduc County. 12
This LASP follows the policies and guidelines laid down in the North Pigeon Lake Area Structure Plan and other relevant Leduc County strategic documents such as: • Leduc County Municipal Development Plan • Leduc County Transportation Master Plan • Leduc County Utilities Master Plan • Leduc County Parks and Open Spaces Master Plan • Leduc County Roads Design Standards The Plan area does not conflict with any of the adjacent land uses. Adjacent and existing land uses are shown in Figure 3 below:
WATER M E R E R E S O R T - L E D U C CO U N T Y Figure 3 ADJECENT AND EXISTING LAND USES
PROVINCIAL HIGHWAY - 771
STUDY AREA BOUNDARY
Leduc Count y Co unt y o f Wet a sk iwin
The Watermere Resort LASP is composed of four privately owned parcels and lies immediately northwest of Hwy 771 of the Leduc County municipal boundary.
3.1 To p og r a phy a nd S o i l s The topography of the land is gently sloping from northwest to southeast, with an elevation difference of about 10m. There are no steep slopes, as can be seen from the contours. The soils are generally silty clay and suitable for multi-use development. There are some small areas of peaty soils in the north as well as in the southern part of the land. The design of the resort recreation area is cognizant of these occurrences, and has provided green space and recreational areas in these places. The topographical features of the land are shown in Figure 4 Topography on the next page.
3.2 Veget a t ion A Biophysical Assessment was prepared by Dr. Bruce Thompson, Ph.D., P.Biol. with Bruce Thompson and Associates Inc for the lands legally described as SE23-47-2-W5,Pt. E1/2 SW23-47-2-W5, and Pt. N1/2 NE 14-47-2-W5, which encompass all of the lands located within the LASP. The objective of the Biophysical Assessment was to determine the ecological value of natural areas located within the Plan area. The assessment consisted of site visits and desktop review of relevant literature and information databases; a historical aerial photograph review, pre-mapping of all natural features; and a field program to assess natural features within the Plan area report. This Report:
â€˘ identifies and assesses the potential effects of the proposed development and related activities on natural systems; â€˘ provides recommendations for measures to avoid or reduce significant impacts to important natural elements; and, â€˘ provides recommendations regarding the incorporation of natural features as part of the development plan. The NW part of the property contains black spruce, tamarack, and birch. This block of trees also contains some bog/fen vegetation, which is to be preserved for environmental sustainability. The south and central part of the property contains a mature mixed-wood stand of trees, typical of well drained upland habitat, mainly white spruce, balsam poplar, trembling aspen, with some white birch and pine. While many of the trees have been damaged due to cattle grazing, and deterioration with age and weather, the plan has attempted to maximize the retention of trees. Recommendations are reflected within the LASP development plan. The report has been submitted under separate cover.
WATERME R E R E S O R T - L E D U C CO U N T Y FIGURE 4 TOPOGRAPHY
3.3 E xist i ng L a nd Us e At present the subject site is being used for pasture and/or for haying purposes. The land use north and west of the subject land is also open pasture, with some wooded areas. On the east lies Hwy 771, and on the south is crown land with heavily wooded areas. The lands in the plan area are not considered high capability agricultural lands.
3.4 Env ironm ent a l S i t e A n a l y si s RPS Environmental Consultants completed a Phase I Environmental Site Assessment of the subject lands. This report is complete and has been submitted under separate cover. It concludes that â€œThe information gathered during the course of this investigation revealed no environmental concern; therefore no further environmental investigation (Phase II) is required.â€? Further, a Biophysical Assessment Report was prepared by Dr. Bruce Thompson. The report recommended that number of measures be taken during the design for the conservation of habitats and sensitive vegetation communities. The SWM (stormwater management) plan should be formulated such that post development runoff patterns and quantities approximate the pre-development flows, or as otherwise required by provincial and municipal standards and guidelines. If trees are being planted, the stock should be from the local region, in order that genotypes are adapted to the local climate and soils. Walking trails and their surfaces should be of low-impact design. Motorized vehicles should be prohibited along walking trails going through sensitive areas and wildlife habitat, e.g., by setting up bollards or similar barriers, and signage. These recommendations have been incorporated into the LASP and will be incorporated in the developerâ€™s building and development requirements which will be registered as a covenant running with the lands. The report prepared is being submitted to Leduc County under separate cover.
3 .5 Histor i c a l/ C u lt u r al R e so u rc e s A Historical Resources Synopsis was done for the NPLASP. No significant archaeological sites were located in the ASP area with the exception of lands around Rundle Mission. In conclusion a Historical Resources Impact Assessment is not required for the plan area.
3.6 Geotec h nic a l A s s essm e n t A geotechnical investigation was completed for the plan area, based upon extensive drilling test on the site. It concludes that there are some parts in the southern fringe where there is some presence of peat. Therefore the proposed plan has avoided any development in those areas, and left them as natural areas or green space. The soil conditions in the rest of the plan area are suitable for the proposed range of developments. The report has been submitted to Leduc County under separate cover.
3.7 Nat u r a l a nd M a n- mad e C o n st r a i n ts All development areas contain constraints that are either natural or man-made. The Watermere project area is no different in this regard. Responsible development requires that these constraint areas be properly identified and strategies be articulated to properly address the constraints. There are two bog/fen landscape features in the area that cross into the Watermere site. These are identified below in Figure 5. One of these bog/fens includes an area of marsh on the northeast corner of the site. These two areas, which affect the northwest and northeast portions of the Watermere site, will be left in their natural state and protected by Environmental Reserves. In addition, a greenbelt will provide additional development separation from these environmental features. A low lying area in the southeast of the project area shows signs of seasonal wetness. As this is the lowest portion of the Watermere site, the stormwater pond will be located in this area. Such ponds are constructed to engineering standards and any organic soils remediation will be governed through the engineering for that system. The stormwater collection system on the entire site will also be designed to engineering standards in order to assure proper drainage throughout the Watermere resort. An existing home lies in the centre-east of the project area. A residential demolition permit will be required to remove the home prior to development. In addition the home is currently serviced by a gas line and electricity. These franchise utilities will be disconnected and removed under the supervision of the service provider. Finally, an abandoned and reclaimed wellsite has been identified in the northwest portion of the project area. The site will be left undisturbed and all municipal and provincial development setbacks from wellsites will be respected.
WATE R M E R E R E S O R T - L E D U C CO U N T Y EXISTING WELLSITES
FIGURE 5 NATURAL AND MANMADE CONSTRAINTS
ABANDONED WELLSITE EXISTING PIPELINE PROVINCIAL HIGHWAY - PAVED STUDY AREA BOUNDARY COUNTY BOUNDARY BOG/FEN AREAS EXISTING STRUCTURE
Leduc Count y Count y o f Wet a sk iwin
NOTE: LOCATION OF WELL SITES AND R/W’s PROVIDED BY LEDUC COUNTY JUNE 24, 2009
The Riparian Setback Matrix Model, as required by the NPLASP, was applied to the bog/fen areas in the northwest and northeast corners of the subject property. The details of the stipulated steps for determining the setback from these areas are as follows: Step 1:
Slope: 0 â€“ 4.9 %: therefore distance adjustment setback:
Groundwater Influence: distance to water table 0 â€“ 9.9 m:
Height of bank: <3m: therefore distance adjustment setback: 6m therefore adjustment distance setback:
therefore adjustment setback: 0.06x100=
Vegetative Cover setback: forested 100%;
According to the above analysis, a minimum setback of 30m is required. The actual setback provided in the development plan is more than 30m.
3 .8 F l o o d Pot ent i a l The lay of the land is such that the runoff pattern is in a sheet flow format. There are no gullies or draws, and as such, there are no areas which are flood prone from runoff on the development site itself. Precautionary measures were taken and River Engineering Consultant Ltd was retained to complete a flood plain study, (1:100 year flood) for Tide Creek. River Engineering Consulting Ltd. prepared a plan to delineate the 1:100 year flood plain and determine the floodway/flood fringe limits for Tide Creek. The report states that the floodway and flood fringe limits are totally contained within the valley surrounding Tide Creek. The 100-Year flood plain presents no limitations to development from a flooding perspective and is shown in Figure 6 on the following page.
3.9 Nat u r a l Fea t u res Natural areas within the plan area include a bog/fen area, two woodland areas, with the remainder as open pasture land. The drainage is from the northwest to the south and southeast, due to an elevation difference of 10m in the terrain topography. The predominant flows are towards the south, in a diffused sheet flow pattern. On the north east boundary of the land, an intermittent creek enters the land creating a bog/fen area before exiting through a highway culvert, to proceed east towards Pigeon Lake. The Development Plan has been designed to take advantage of the natural vistas of this area. 19
WATERM E R E R E S O R T - L E D U C CO U N T Y FIGURE 6 100 YEAR FLOOD PLAIN TIDE CREEK
WATERMERE RESORT TIDE CREEK – FLOOD PLAIN DELINEATION
Prepared For: Dansol International
River Engineering Consulting 4907 – 43 Avenue NW Edmonton, AB , 780-462-1138
Bob Quazi, M.Sc, P.Eng. May 24, 2011
River Engineering Consulting
D e ve lop m en t Con c ept
Pigeon Lake is one of the most popular and heavily used recreational lakes in Central Alberta. It is a destination for leisure activities and has attracted increasing recreation property development activity in recent years. In response to these anticipated growth pressures, Leduc County adopted the North Pigeon Lake Area Structure Plan in October 2010, identifying areas and nodes of growth. The vision of Watermere is to create an inclusive and sustainable recreational community, in keeping with the NPLASP (Section 9.3 Resort Recreational Areas). The goal is to apply Smart Growth principles to encourage sustainability by accommodating development that makes efficient use of the land, while providing open spaces for leisure and recreation activities. Details of the planning process are discussed in the sections that follow.
4.1 De velop m ent Pr i nc i p l e s The Watermere LASP has been comprehensively planned taking advantage of the natural topography, existing major transportation corridors and locational attributes of the area. The planning parameters followed are: • Smart planning principles i.e. enhancement of green areas and densification of the human footprint to minimize the impact of development. • Recognition of existing significant environmental features with a commitment to preserving and enhancing these natural amenities. • Provision for all of the daily needs of a complete, diverse, and vibrant resort community. • Use of ponds to serve the dual purpose of storm management, and the creation of an open resort ambiance. • Provision of linkages for environmental considerations and for the movement of wildlife. • Provision of overland flow grass swales and stormwater ponds to provide quality and quantity control of run-off from the site. • Provision of trails for pedestrian movement to traverse green wooded areas, walk along the ponds, and visit the commercial/shopping area. • Adoption of a planning pattern to create open concept areas, providing maximum exposure to nature and green spaces. • Creation of a variety of built forms to allow for a wide choice or range of accomodation options. • Design a vacation resort which can also provide for the lifestyle requirements of young singles, couples, families, and seniors. • Appropriate land use assignment, where each land use has a distinct location and activity characteristic to create an attractive recreational property and resort environment that is complementary to, and integrated with, other developments in the area. • Integration of activities with the various land uses through vehicular travel, non-motorized travel, and pedestrian linkages. • Create a park and recreation system that enhances the quality of life for area residents. • Clearly defined and unique resort areas within easy walking distance of parks, recreation areas, shops, amenities, and each other. • Respect for existing significant environmental features with a commitment to preserving and minimizing impacts to these natural amenities. Using the above principles, a Development Concept was created, which is presented as Figure 7 on the following page.
WATERM E R E R E S O R T - L E D U C CO U N T Y FIGURE 7 DEVELOPMENT CONCEPT
4.2 Land Us e S u m m a r y Figure 7 shows the Development Concept within the plan area. The design provides for a very prudent use of the land, creating an open resort atmosphere. The recreational property and commercial development utilizes 37% of the land, circulation (road rights-of-way) take up 13%, leaving 50% as green space. An analysis of the NPLASP area over the past 60 years reveals a very conservative growth pattern. Indicated in the NPLASP analysis, property assessment data was reviewed, rather than subdivision activity. It is reasoned that the impacts of growth are only apparent once new homes are built and their occupants have moved in, rather than when a new lot is created through subdivision. The developments of Mission Beach, Moonlight Beach, Gilwood Beach, Iron Horse Estates, and Kerr Cape created multiple new lots in Leduc County, but growth in the area was only felt by the community when new homes were built on these lots. Generally the speed of absorption (new lots being sold) is directly related to demand, tempered by economic conditions. In good times there are a greater number of recreation properties purchased and new cottages constructed, and in poor times there are fewer. This relationship is impacted by how much inventory is available at any one time in the market. The overall pattern revealed in the NPLASP shows a large increase in the pace of development between the 1950â€™s and 1960â€™s, with that rate leveling off over the past 40 years, however, the past ten years have seen an upswing in new home building. During this time the summer villages have become largely built out and new home construction in the counties has begun to accelerate, particularly in the County of Wetaskiwin. The overall 40 year growth rate has been 0.25 per cent annually. The permanent population for the LASP is expected to be less than the urban equivalent because the development will include a significant proportion of semi-permanent and temporary residents.
Total Land Distribution 125.35 ha (309.74 ac)
4.8 ha (11.9 ac)
2.8 ha (6.8 ac)
Low Density Recreational Property
29.3 ha (72.4 ac)
Medium Density Recreational Property
3.6 ha (8.8 ac)
Higher Density Recreational Property
2.1 ha (5.2 ac)
23.2 ha (57.3 ac)
Core Natural Area
20.4 ha (50.3 ac)
Public Utility Lots
5.4 ha (13.3 ac)
14.1 ha (34.9 ac)
3.9 ha (9.6 ac)
15.9 ha (39.2 ac)
125.35 ha (309. 74 ac)
Parks, Ponds, and Green Spaces
4.3 Com m erc i a l Us es Objectives:
Watermere Resort will provide a cohesive commercial focal feature that is designed around a Main Street concept. It will offer a diversity of commercial and business opportunities that will add to the vibrancy, image and sustainability of the community. The project will provide enhanced commercial choices in the Pigeon Lake community, as outlined in Section 1.4. The commercial hub will provide space for convenience stores, restaurants, cafes, personal services, gift shops, and other shopping opportunities. In addition, there is currently no existing Hotel/Spa facility available in the North Pigeon Lake ASP area. In view of this, a parcel in the southwest is being proposed to be a Hotel and Spa area. Due to the strategic location of the Watermere Resort, this will provide an exceptional opportunity to fill the gap in the market place. The site is well positioned, has great highway access, and takes advantage of the green areas and lake vistas visible from this vantage point. The Hotel/Spa facility is expected to bring positive attention to the region, especially to the North Pigeon Lake Area. It is expected to increase economic activities for the entirety of Pigeon Lake and its surrounding area, including golf courses. Tremendous long term local employment opportunities for the entire region are expected.
Design Fundamentals • Locate and orient business and commercial sites along Hwy 771 to ensure high visibility and to provide convenient access opportunities for vehicles. • Provide convenient pedestrian linkages to business and commercial areas. • Commercial area is envisaged along the highway, but not having direct access from the highway. One would enter the development and then access the “Main Street” of the commercial strip. • Ensure that the impact is minimized through the use of transitional land uses, orientation of development and the application of setbacks/buffering. • Commercial buildings, parking lots, and open spaces can be pedestrian, bicycle, as well as automobile friendly. • The Commercial Area may include retail and service uses, including but not limited to gas stations, restaurants, bowling alleys, boutique markets, professional services and food and beverage premises. A site used for storage for boats and other motorized recreational vehicles is also encouraged. Southeastern location in the commercial area, holds high potential for these types of business uses. Over all, the commercial area will be an important asset for employment opportunities and services within the Watermere Resort and for the region.
4.4 V il l a ge C ent re
The Village Centre not only creates a focal point for the Watermere resort, but will also be a hub for all visitor to and residents of the north side of Pigeon Lake. Strategically located off Highway 771 and directly associated with busy Zeiner Park, the Village Centre will offer visitors a new place to gather, explore, shop, eat, and access services. These same services and activities will benefit the local residential community, who will be able to access commercial opportunities closer to home. To help support the viability and vibrancy of the commercial hub, it is envisioned that apartment style dwellings will be incorporated into upper storeys of the buildings in the Village Centre. These dwellings may provide residence to employees at Watermere, or to young singles, couples, and seniors. The added people in the area will promote better public safety, provide a ready market for shops and restaurants in the storefronts below, and create a sense of community pride and conscience. The NPLASP area currently contains very few commercial uses. As such, residents and visitors are compelled to drive to other communities for most of their needs. Watermere Resort, by its location, is well positioned to become the service center for the northern part of Pigeon Lake in Leduc County and the plan should allow for the flexibility for appropriate growth in the area through the provision of mixed uses.
Objectives A village centre will be created as a heart of the community; shown in the figure 7 Development Concept. It will be strategically located in the plan area and will be designed according to the main street concept. The village centre and convenience commercial areas in the Watermere resort are intended to satisfy the need of the development, surrounding community, and visitors. This concept envisions a central built up area with shops and restaurants at the street level and residential accommodation on the upper floors.
Design Fundamentals • The Village Center is the focal point of the Watermere Resort. • It will provide a range of land uses that support local employment opportunities, commercial / retail services and amenities. • The Village Center will be a highly accessible area in the Watermere Resort, whether visitors are arriving by car, bicycle, skateboard, rollerblade, on foot or otherwise. • Mixed Use Nodes / Development that provides a range of affordable accomodation options, commercial services and amenities, entertainment, culture and attractive cafes and restaurants. • The public realm is the most important element of the Village Center, and is made up of the streets, sidewalks, parks, squares or piazzas, patios, parking lots, open spaces, landscaping. • Living spaces should accommodate a wide range of lifestyles, ages, family arrangements, and incomes, and may include fee simple, condominium, and rental units. • Buildings will generally be two storied, with commercial uses at grade on major streets and commercial or accomodation uses above. 26
4.5 R ecrea t iona l Prop e r t y Watermere Resort will provide a choice of dwellings types, ranging from single family lots, to duplexes, to multi-family dwellings. These will cater to an emerging demand for recreational properties near Pigeon Lake, which increasingly offers good recreational amenities and activities in each of the four seasons of the year. The Recreational Property land use will occupy 28% of all the land in the Plan area.
Objectives The Watermere resort (LASP) seeks to establish a vibrant and sustainable resort community on the west of Highway 771, opposite Zeinerâ€™s Park, Leduc County, where people choose to live, work, and enjoy leisure activities with friends and families. Surrounded by excellent accessibility and connections to the nearby villages, towns, cities and trade corridors, Watermere Resort will nurture such a community through a diversity of planning, approaches and the careful integration of the natural and built environment.
4.5 . 1 L ow De n s it y R e c re a t io n al Pro p er t y These parts of the plan area will be developed as Single Family Dwellings. There will be an estimated 579 single family dwelling units in this category. The dwelling units have been provided as discreet enclaves with their own open spaces and play areas. No part of the low density housing is adjacent to Highway 771. Figure 7 shows the layout of the recreational property areas as described.
4.5 . 2 M e di u m De n s it y R e c re at i o n al Pro p er t y Medium density built form areas are located in the north, center and west of the plan area. The inclusion of multi-unit dwelling types within this plan area will allow for a more diverse range of land use. Young families and first time recreational property buyers will have a choice of duplexes and/or townhouses including but not limited to fourplexes and other forms of multi-family dwelling units. The sites are designed to have no through traffic, for the safety of young children. It is estimated that the total of these dwelling units will be 140. Figure 7 shows this category of land use as medium density.
4.5 . 3 Hi g he r De n s it y R e c re a t i o n al Pro p er t y The higher density areas are located towards the eastern and southwestern perimeter of the plan area. A range of building forms will cater to all income levels, the growing demand for condominium type vacation properties, options suitable for seniors who wish to age in place. It is estimated that there will be a total of 197 dwelling units in this category. Figure 7 shows this category as a Higher Density designation.
4.6 Potent ia l Rec rea t io n S i te In order to provide a focus for quality recreation for the existing and future vacation property owners along with visitors to the resort at the resort itself, a Potential Recreation Site is planned in the southern part of the LASP area. This is a large open area, approximately 35 acres, which will provide a potential site for an executive (pitch â€˜n putt) golf course, tennis courts, basket ball courts, kids park and/ or many other activities, that would be publicy accesible to the lake area residents and visitors to the area. Further investigation into the feasibility of the site to be developed for recreation in such a way that environmental impacts are minimal will be conducted at the subdivision and development permit stages of development. If, as expected, the site can support a mix of outdoor recreational activities, this day use facility will add significant recreational opportunities for the entire region. This facility is expected to be managed, operated and maintained as an independent commercial venture. A detailed submission of the design of this area will be made to the County, in the normal course of subdivision and developmen. Care will be taken to integrate the design of the facilities with the stormwater management pond, to take advantage of the natural ambience of the site. Further detail of the recreation strategy is provided in Section 6 of this LASP.
M u n i ci p a l S er vic in g
The LASP area will be fully serviced with piped water, sanitary sewer, and engineered stormwater management, along with utilities that include power, natural gas, phone, and cable. The details of the proposed servicing systems will be further defined through the detailed engineering design before implementation. The various aspects of the servicing are discussed below.
5.1 Tr ans p or t a t ion/ Ro ad w a y s/ C i rc u l a t i o n The LASP site lies on Provincial Highway 771. Two locations for the connection to the highway were chosen, which build from the existing T-junctions at the Zeiner Park entrance and the entrance to the Gillwood subdivision. The existing T-junctions are proposed to become intersections. A 30 m road right of way is proposed for the internal collector road, and a 25 m right of way for minor roads. These dimensions are greater than the usual 24 m for collectors and 18 m for minor roads. The wider rights of way will provide more green space on either side of the pavement alongwith a greater leeway in landscaping choices. This is important to provide an open ambiance to the development. The circulation pattern is such that vehicles entering and leaving the Village Center and commercial hub will not disturb the recreational property areas, as those areas have been discreetly designed to be away from the market area. The curvilinear nature of the roads discourages speeding, and will have a calming effect on vehicular traffic. All roads will be paved, with rolled curbs, and a sidewalk on one side (as shown in Figure 9). The width of the pavement and sidewalk will be as per the Countyâ€™s Engineering Servicing Standards. Traffic Impact Assessment Report has been prepared by Bunt & Associates and submitted under separate cover. The intersections at Highway 771 will be of the type recommended in the TIA, The road hierarchy is shown in Fig. 8 on following page. The TIA takes into account the phased development of the resort, and the gradual increase in traffic over a thirty year period. It recommends that certain upgrades to the intersections at Zeiner Park and Gilwood corner be done at phase one, while other upgrades will occur if and when the traffic numbers warrant the upgrades. The upgrades recommended by the TIA will be incorporated into the detailed design brief.
WATERMERE R E S O R T - L E D U C CO U N T Y FIGURE 8 TRANSPORTATION NETWORK
WATERMERE R E S O R T - L E D U C CO U N T Y FIGURE 9 TYPICAL ROAD SECTION
WATERMERE R E S O R T - L E D U C CO U N T Y FIGURE 10 PEDESTRIAN CIRCULATION NETWORK
5.2 Wate r S u p p l y S t r a te g y The Plan area will be serviced in accordance with the North Pigeon Lake Area Structure Planâ€™s recommended water servicing concept for water supply and distribution, which is based on the premise that all multi-lot developments within the plan area will eventually be serviced with piped or municipal potable water. It is understood that the Village of Thorsby is currently upgrading its water supply infrastructure, and will have the potential to increase capacity to provide a potable water supply to the Plan area, as well as to other areas around the lake. However, according to the NPLASP, as development occurs within the NPLASP area, multi-lot developments may be serviced by an interim system until such time as the Regional water distribution system becomes available to the development area. The Watermere Resort Water Supply Strategy proposes to connect to a Regional System as soon as the opportunity arises. In the short term, the Plan Area proposes to to bring water to the site via truck haul, just as many other unserviced developments do in the Pigeon Lake area. Trucking in potable water, while not considered a permanent option, will enable development to proceed in the short term. In approaching water servicing this way, the Watermere resort will place no demands on the Pigeon Lake watershed to supply water for human use in the area. As an alternative and more environmentally sustainable measure, an interim well system will be investigated. This interim system, if approved by Alberta Environment & Sustainable Resource Development, will access groundwater from the deep underlying the geologic area. To this end, a hydrological study has already been completed, which indicates that significant quantities of deep aquifer groundwater are available, without having a potential impact on adjacent developments and on the Pigeon Lake watershed. Further investigation into this servicing option will be undertaken at the subdivision stage, at which time the feasibility of well water to service each phase of the Watermere project can be reassessed. A mix of truck haul and deep aquifer well servicing may also be considered as interim options to water servicing. To distribute the water supply, a reservoir will be constructed to provide adequate storage for peak consumption. The water-mains will be sized to provide fireflows, however, before the advent of the Regional System, the fire protection will be provided by drawing water from the stormwater ponds. Fire protection will be provided from an appropriately sized Stormwater Management Facility. Dry hydrant will be installed with a direct connection to their adjecent pond. Access to the hydrant locations will be available via one of the walkways connecting the open space to the internal subdivision road. Specific details of the access will be finalized when the storm water management facility is designed. Watermere is designed to be able to connect to a Regional System when it becomes available. The proposed Water Servicing Strategy is shown in Figure 11, on the following page.
WATERMERE R E S O R T - L E D U C CO U N T Y FIGURE 11 WATER SERVICING CONCEPT
5.3 Waste wa t er Trea t m e n t S t r a te g y At of the writing of this Plan, the Pigeon Lake Regional Wastewater Steering Committee (PLRWSC), in conjunction with the Northeast Pigeon Lake Regional Services Committee (NEPL), is constructing a regional sanitary infrastructure system that would provide service to both Leduc and Wetaskiwin County lake area residents. Provincial funding for the Regional System has been approved for phase one. The system is in the process of being built, with the first phase providing service from the Mulhurst Lagoon south to Wetaskiwin County. Subsequent phases will extend sanitary servicing into those portions of the Pigeon Lake area that fall within Leduc County. It is anticipated that Leduc County may impose an off- site levy or similar charge to help fund the project. . Expansion of the existing Mulhurst lagoon facility to accommodate future sanitary treatment was completed in 2012. Currently, no set timeline has been set for the subsequent phases. The Watermere resort community is designed with a piped collection system for sanitary servicing. The system will operate on a gravity collection basis, and will be directed to a lift station that is designed to connect to the Regional Wastewater System via a forcemain once it becomes available. In the interim, the lift station will act as a collection point for waste water, which will then be trucked to the Mulhurst or Thorsby lagoon. Recent years have seen significant advances in wastewater treatment technologies. New treatment and disposal options now include package treatment facilities that do not require large lagoons. These options can be mobile and are scalable such that timelines for installation and costs to purchase and operate the systems are significantly reduced. Systems such as these are currently in use, particularly by the oil sands industry, to service large work camp populations. Some municipalities in Alberta are also investigating, or already rolling out, such systems to support growth in their communities. As the Watermere resort community develops in the medium and long term, the possibility of onsite treatment and disposal of wastewater may become increasingly feasible. Each phase of the development will offer an opportunity to reassess the long term wastewater servicing strategy, at which time a package treatment option may be contemplated. In that event, any offsite levies collected by Leduc County for wastewater servicing may be redirected to help fund the purchase and installation of such a system. All sanitary sewers will conform to Provincial and County standards in terms of minimum sizes and slopes. The concept is presented in Figure 12, on the following page. The detailed design will be done at the subdivision stage of Phase One.
WATERMERE R E S O R T - L E D U C CO U N T Y FIGURE 12 SANITARY SERVICING CONCEPT
5.4 S tor mwa t er M a na ge m e n t S t r a te g y As per the North Pigeon Lake Area Structure Plan, Section 10.5.3, Resort Recreation Area developments shall provide stormwater management facilities to limit the quantity of runoff to predevelopment flows, as well as to reduce nutrient loads before the runoff reaches the lake. The Plan area generally slopes from the north-west to the south-east, without any defined channels, resulting in a general sheet flow pattern. The predevelopment runoff patterns are shown in Fig 13 on the following page. Three to four stormwater ponds will be strategically provided and shall be in accordance with the principles of low impact development. The stormwater management facilities will be bordered by landscaped areas and park development through municipal reserve lands, along with trails and benches, in these green areas. The design will also provide picnic tables, viewing platforms, and other amenities. The sizes, depths, shore slopes, and freeboard of all stormwater management facilities will be determined at the detail design stages and will be in accordance with the Alberta Environment Stormwater Management Guidelines. The ponds will be designed with naturalized shorelines to promote increased biodiversity of plant life, and higher use and visitation by local or migrating animal life. Larger ponds may be stocked with fish. Stormwater management facilities, including their freeboard or flood level surrounding lands, will be designated as Public Utility Lots at the time of subdivision. The minor collection system in the resort development will consist of curbs and gutters on the side of the roads that feature a sidewalk, and the major system will consist of grassed swales and storm ponds. Grassed swales will help in removing pollutants, by providing settling of suspended solids and also decomposition of most of the volatile organic chemicals resulting from vehicular exhaust condensation on the roads. The management system will thus address both the quantity and quality of the runoff from this development. The stormwater ponds for Watermere Resort will be designed to meet the Alberta Environment Stormwater Management Guidelines (Alberta Environmental Protection, 1999) and General Municipal Servicing Standards (Leduc County, 2005). The stormwater system will be designed using principles of low impact development. The stormwater system will be naturalized to the extent possible such that it provides habitat for local plant and animal species, and promotes increased biodiversity in the area. The Stormwater Management system is shown in the accompanying Figure 14 on the following page.
5.5 Fr anc h i s e U t i lit ies
Franchise Utilities such as power, gas, cable and telephone, would be provided by the franchisees in the area.
WATERME R E R E S O R T - L E D U C CO U N T Y FIGURE 13 RUNOFF PATTERNS
WATERMERE R E S O R T - L E D U C CO U N T Y FIGURE 14 STORMWATER MANAGEMENT CONCEPT
6 .0 Par k s / R e cre at ion A reas an d Walkwa y s
Parks and green spaces will be connected with walkways or trails. The intent is to enhance the open space system to provide a rich quality of life for the residents with the provision of attractive bicycle and pedestrian trails and linear parks linking the neighbourhood amenities and open spaces. The walking trails will meet the needs of pedestrians, and facilitate pedestrian and non-motorized movement, including but not limited to, walking and cycling, and where they are located amongst trees, they will be constructed as wooden boardwalks to minimize the disturbance to the environment. The trails and multi-use walkways will provide pedestrian linkage for the recreational property owners to green areas, ponds, recreation facilities, the Village Center, and other areas in the LASP site. The trail network will be designed at the detailed stage, and will conform to the Leduc County Parks Design Guidelines. In general, the following standards will apply to the pedestrian and non-motorized vehicle network: 1. A 1.4m asphalt sidewalk will be included on one side of all roadways, with a 3.0m separation from the paved carriageway. 2. A 1.0m bicycle lane will be provided on each side of the 30.0m collector roadway. This will be paved with asphalt. 3. A 3.0m gravel surface multi-use trail will be installed on public lands that are not wet or wooded. 4. A 2.5m wooden boardwalk will be installed on public lands that are wet, wooded, or otherwise environmentally sensitive. 5. These standards will apply via restrictive covenant to any private lots where trails may be proposed as part of their developments. Green spaces generally are classified into one of three categories: areas which need to be preserved in a native and undisturbed state, areas which would be used for active or passive recreation, and areas on which public utilities are located such as stormwater ponds, reservoirs, lift stations etc. At this stage, the probable locations of the public utility lots have been established. The exact shapes and sizes are subject to detailed design. The parks and trails will be under the purview of the Leduc County Parks & Recreation department, after construction. Natural areas will typically be protected as Environmental Reserves, which limit development of the land to trails and viewing platforms. The recreation areas will be designated as Municipal Reserves. These areas are capable of supporting development, but are also often kept as open spaces for passive recreation. The Potential Recreation Site in the south of the plan area will be considered for its potential to be developed as an executive (pitch â€˜n putt) golf course with auxiliary passive recreation areas. This site is expected to be subdivided into its own lot. Development, operation, and maintenance of the site will be the responsibility of the eventual private owner. Preservation areas in the plan area will generally conform to Environmental Reserves that are dedicated at the time of subdivision. These areas have been conceptually identified in Figure 7. Their purpose will be to safeguard environmental features which currently exist within the Reserves in their natural state and to maintain wildlife corridors in an undisturbed fashion. 40
The green spaces in each of the recreational property enclaves will be dedicated as municipal reserves at the time of subdivision, allowing them to be developed as parks. The parks will contain a mix of active, passive, and open space recreation areas, and will be developed in collaboration with Leduc County. . It is important that recreational amenities be provided at each phase of the development, so that these amenities may be easily accessible to all visitors and recreational property owners, and so that any traffic associated with the recreation activity is distributed and thus mitigated. As well, including new recreation amenities in each phase will help give identity to the enclaves and promote using the trail system to travel between these amenities. The Municipal Government Act requires that a minimum of ten percent of land to be subdivided shall be dedicated as Municipal Reserve. The municipality may take this dedication in any combination of land and/or cash in lieu of land. The value of cash is determined as the fair market value of the reserve land. Watermere will be overdedicating municipal reserves significantly above the required 10%. Fig 15 shows the green space, location of the public utility lots, and recreation grounds.
6.1 Lake Ac c es s The recreational focus of Watermere Resort will not be directly related to Pigeon Lake. Rather, the development will provide its own recreation activities, amenities, and areas. Day use areas have been provided that include active recreation opportunities such as tennis courts, playgrounds, basketball courts, horse shoe tossing areas, and other such facilities. Passive recreation opportunities will also be provided including picnic areas, sitting or sunbathing areas, and observation platforms. In addition, the trail network will provide access to natural areas and enable nature appreciation that is not boat related. All of these amenities will be incorporated into the park areas and will be publicly accessible, as shown in figure 15 on the following page. It is anticipated that hotel/spa guests, resort property owners residents of the surrounding areas, and visitors to the resort, will take advantage of the many non-lake-related recreation activities provided throughout Watermere. However, for those who wish to access the lake, provision of a safe crossing point on Hwy 771, likely taking the form of a pedestrian crosswalk, will be provided so that pedestrians can cross over to Zeiner Park and access the lake. This crossing will be designed in concert with, and approved by, Alberta Transportation, and will be determined in greater detail at the time of detailed design. Zeiner Park will also serve as the primary boat launching location for those recreational property owners who choose to own a boat and wish to access the lake. For boat owners visiting the Village Centre who need to find a place to park their boat trailers, as well as for those boat owners in Watermere whoâ€™s privately owned space does not allow for onsite boat storage, a communal boat storage yard will be provided close to the Village Centre of the resort area. The boat storage area is identified in Figure 7 as well as Figure 15. Its internal design will be determined at the time of a development permit.
6.2 Lands c a p e S t r a t eg y In keeping with the environmentally conscious approach of the Watermere LASP, plantings in the Municipal Reserve, Public Utility Lot, and roadway rights of way will be undertaken such that they require little maintenance and appear as natural as possible. In principle, the landscaping strategy will aim to weave the development into its ecological surroundings. Grassed areas such as roadside swales will be seeded with the Countyâ€™s preferred seed mix. Hard surfaces will be limited in the public use areas to those needed for trails, access, and certain active recreation amenities such as a tennis or basketball court. Construction of each phase of subdivision will be carried out with as little disturbance as possible to the land and trees in the LASP area. Disturbances associated with subdivision construction will be limited to those needed for roadway construction, utility installation, and drainage works. Site design and vegetative cover on private lots will be assessed at the time of a development permit. As a part of the subdivision process, architectural design guidelines will be developed that will outline expectations of private lot owners when they develop their parcels. These guidelines will be registered via restrictive covenants on the titles of each new lot. The guidelines will ensure that lot owners are aware of the principles of environmentally conscious development that lie at the core of the Watermere resort community. They will also ensure that lots are developed such that their designs complement each other and contribute to a cohesive overall resort atmosphere. Finally, the design guidelines will address landscaping and the preservation of exiting trees on private lots, and will mandate that at least two trees be planted on each new recreational property lot. At no time during the development of Watermere will the core natural areas of the Environmental Reserves be disturbed, except for the installation of trails or boardwalks. Likewise, areas with permanent standing water will remain in their natural state. Stormwater ponds will feature naturalized shorelines except where a viewing platform is provided as an amenity for visitors. Details of these improvements will be provided as part of a Development Agreement at the time of subdivision.
WATERMERE R E S O R T - L E D U C CO U N T Y FIGURE 15 RECREATION STRATEGY 3
3 6 11
7 .0 C o m mu n i t y S er vic es
As Watermere is a recreational resort development, Community services such as Emergency Medical Services, Fire, Hospital, and Police Services are important to the development. Schools would have a relatively lower importance, as the school-aged population would be at this location during the holidays, and any year round population that would develop over time are expected to be dominated by retirees. The Village Centre will offer personal service as well as commercial square footage. The range of services that can be accommodated will ultimately be determined through the districting in Watermere. Should a school board wish in the future to build a school in Watermere, it will be located on part of the plentiful Municipal Reserve land. If the Municipality wishes to locate facilities or services in Watermere, there will be opportunities available in the Village Centre and on Municipal Reserve land. Public operations facilities may also be located in conjunction with the reservoir or lift station. The following Community services currently exist in the Pigeon Lake area. In the short until new services choose to locate directly in Watermere, these and other local services will provide support to the development area 1) Security: The RCMP provides policing services for the Pigeon Lake area from these locations: • • •
5005-48 Ave, City of Wetaskiwin, AB Village of Breton, AB 4931-45 Street, Village of Thorsby, AB
2) Fire Protection: Fire Protection from the following locations: • South Pigeon Lake Emergency Service Hwy. 13 , Hamlet of Westerose, AB • 5019-53 Ave, Village of Warburg, AB • 4805-49 St, Village of Thorsby, AB 3) Health: The following facilities are in the vicinity of the development: •
Breton Health Centre 4919-49 Ave, Village of Breton, AB
Wetaskiwin Hospital & Care Centre 6910-47 Ave, City of Wetaskiwin, AB
4) Education: If needed, the following schools are in the vicinity of the development: •
Pigeon Lake Regional School Hamlet of Falun, AB
Lakedell School, 901-1 Ave Hamlet of Westerose, AB
Falun School Hamlet of Falun, AB
Ma-Me-O Sakahikan School Summer Village of Ma-Me-O Beach, AB
8 .0 I m p l e m e n t at ion
The implementation of this LASP document will fulfill the following objectives: • To develop land in accordance with the Leduc County policy framework • To develop the LASP lands in a logical and cost effective manner. • Land shall be developed with consideration given to adjacent statutory and non-statutory plans located in Leduc County. • Development shall generally be in accordance with the land use concept in Figure 7-Development Concept. Minor variations of land use boundaries and roadway alignments are expected and will not require amendments to the Plan. • The boundaries between land use areas included in this LASP are general in nature. Specific boundary location between uses shall be determined at the time of Land Use Bylaw amendment.
8.1 De velop m ent S t a g i n g The development staging is generally dependent on market conditions. Conceptually, because of the accesses and the lay of the land, the development will start from the east and proceed towards the west. The whole development is being envisaged in a minimum of four phases, each providing a desirable mix of choices of recreational propoerty styles, with commercial and service facilities. These phases may be further divided into two or three stages within each phase, depending on market conditions and demands. Each phase is broadly estimated to take about five to eight years to develop. Care has been taken to provide green space in each of the phases, such that an adequate amount of reserve is dedicated with each phase, for parks and recreation activities. However, the exact configuration, dimensions and delineation of the municipal and environmental reserves will be undertaken at the legal subdivision stage for each phase. However, environmental reserves for the whole Watermere LASP area may be dedicated at the time of the first phase of subdivision, should the municipality have a desire to do so. The anticipated sequence of development and phasing is shown in Figure 16, on following page. The details of the recreational propoerties per phase are as follows:
Phase 1 88
Phase 2 100
Phase 3 184
Phase 4 207
WATERMERE R E S O R T - L E D U C CO U N T Y FIGURE 16 DEVELOPMENT STAGING
8.2 P lan A m end m ent s a n d D e ve l o p m e n t Pro c e ss The Watermere LASP provides a policy framework for future subdivision and development. This Local Area Structure Plan follows the parameters set out in the NPLASP, and as such, no amendment of the North Pigeon Lake Area Structure Plan will be required to enable development at the stipulated density with single-family recreational property lots, multi-family lots, and mixed commercial with multi-family recreational property sites. The next phase of development following adoption of the Watermere LASP will be an application by the developer for redistricting under the Leduc County Land Use Bylaw. The specific districts to be applied in the plan area are not yet determined, and may require the development of new districts. It is anticipated that each land use type that is outlined in Figure 7 will fall under a different district, although the commercial and mixed use areas of the Village Centre may benefit from a single district. Individual lot provisions including the range of uses permitted, setbacks, and built form standards, will be determined at this stage of development. Subsequent to, or concurrent with, the redistricting process applications for subdivision may be made to Leduc County. At the time of subdivision, property lines of individual lots will be determined. As well, municipal and environmental reserve dedications and public utility lot designations will be formalized. Lot sizes will be governed by provisions in the districting. The guiding principle of subdivision is â€œis the land suitable for the development proposed?â€? The Watermere LASP and NPLASP will, in large part, answer this question. Prior to the registration of the first subdivision, a set of architectural guidelines will be submitted by the developer to Leduc County. These guidelines will be enforced by the developer, and will be registered via a restrictive covenant on the title of each new recreational property lot. A Development Agreement will be required as a condition of approval of each subdivision. This agreement will formalize the standard of construction of public infrastructure that is required to serve the subdivision, including roads, sidewalks, trails, storwater management facilities, and amenities which will be provided in municipal reserve areas. Any applicable levies will be identified in the agreement and collected prior to the issuance of a Construction Completion Certificate. Lots created by the subdivision will be endorsed by municipality and registered, thus bringing them into legal existence. Following the Construction Completion Certificate a lot owner may apply to the municipality for a Development Permit.