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1820-15 Inter Municipal Development Plan (Bassano)BYLAW NO. 1820-15 COUNTY OF NEWELL IN THE PROVINCE OF ALBERTA Bylaw No. 1820-15 of the County of Newell is for the purpose of adopting the County of Newell and Town of Bassano Intermunicipal Development Plan in accordance with sections 631 and 692 of the Municipal Government Act, Revised Statutes of Alberta 2000, Chapter M-26, as amended. WHEREAS municipalities are encouraged by the province to expand intermunicipal planning efforts to address common planning issues and where the possible effects of development transcends municipal boundaries. AND WHEREAS the Intermunicipal Development Plan outlines policies that apply to lands in the urban fringe area and within parts of the town and is to be used as a framework for decision making in each municipality with input and cooperation of the other jurisdiction. AND WHEREAS both the Councils of County of Newell and the Town of Bassano agree that it is to their mutual benefit to establish joint planning policies, and this negotiation and agreement reflects a continuing cooperative approach between the two municipalities and the desire to see well-planned, orderly, and managed growth. AND WHEREAS the municipality must prepare a corresponding bylaw and provide for its consideration at a public hearing. NOW THEREFORE, under the authority and subject to the provisions of the Municipal Government Act, Revised Statutes of Alberta 2000, Chapter M-26 as amended, the Council of County of Newell duly assembled hereby enacts the following: 1. Council shall adopt the County of Newell and Town of Bassano Intermunicipal Development Plan in consultation and as agreed to with the Town of Bassano. 2. This plan, upon adoption, shall be cited as the County of Newell and Town of Bassano Intermunicipal Development Plan Bylaw No.1820-15 and Bylaw No. 855/15. 3. This bylaw shall come into effect upon third and final reading thereof. READ a first time this 12`h day of February, 2015. C_- 4/ln e zzze=4_ Reeve - Molly-Deuglassu Chief READ a second time this 5`h day of March, 2015. Reeve -Molly glass Chief READ a third time and finally PASSED this 5`h day of'M Reeve - Molly Douglass Chief 5. Officer- Kevin Stephenson Officer- Kevin Stephenson Officer- Kevin Stephenson Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Prepared by Oldman River Regional Services Commission COUNTY OF NEWELL & TOWN OF BASSANO March 2015 ACKNOWLEDGEMENTS The following people are thanked for their assistance and contribution to the development and publishing of this Intermunicipal Development Plan: Councils of the County of Newell and the Town of Bassano Steering Committee Members County of Newell Town of Bassano Reeve Molly Douglass Mayor Tom Rose Councillor Kelly Christman Councillor Kevin Jones Councillor Ellen Unruh Councillor Ric Beddows Director of Corporate Services Layne Johnson Administrator Sabine Nasse Manager of Planning and Development Alyce Wickert Oldman River Regional Services Commission (ORRSC) Spencer Croil – Planner Diane Horvath – Planner Kaylee Kinniburgh – CAD/GIS Technologist Barb Johnson – Executive Secretary Intellectual Property – All Rights Reserved © Copyright This document is protected by Copyright and Trade Secret Law and may not be reproduced or modified in any manner, or for any purpose, except by written permission of the Oldman River Regional Services Commission. This document has been prepared for the sole use of the Municipality addressed and the Oldman River Regional Services Commission. This disclaimer is attached to and forms part of the document. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Table of Contents TABLE OF CONTENTS Page PART A: INTRODUCTION .............................................................................................................................................................. 1 1.0 Purpose ................................................................................................................................................................... 1 2.0 Legislative Requirements ........................................................................................................................................ 2 3.0 Plan Preparation Process ........................................................................................................................................ 5 PART B: PLAN ADMINISTRATION & IMPLEMENTATION ............................................................................................................. 7 1.0 Plan Validity and Amendment ................................................................................................................................ 7 2.0 Intermunicipal Development Plan Committee ....................................................................................................... 7 3.0 Referrals .................................................................................................................................................................. 9 4.0 Dispute Settlement ................................................................................................................................................. 11 PART C: INTERMUNICIPAL LAND USE POLICIES ........................................................................................................................... 13 1.0 General .................................................................................................................................................................... 13 2.0 Planning Area 1 ....................................................................................................................................................... 14 3.0 Planning Area 2 ....................................................................................................................................................... 17 4.0 Planning Area 3 ....................................................................................................................................................... 19 5.0 Annexation .............................................................................................................................................................. 20 APPENDIX A: SUMMARY OF THE STUDY AREA APPENDIX B: PERFORMANCE STANDARDS APPENDIX C: DEFINITIONS County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Table of Contents MAPS: Map 1 Intermunicipal Development Plan Area.................................................................................................following 6 Map 2 Planning Areas .......................................................................................................................................following 14 Map 3 Confined Feeding Operation (CFO) Exclusion Area ...............................................................................following 14 Map 4 Land Use Features ..................................................................................................................................following 19 Map 5 Topography ................................................................................................................................................ Appendix A Map 6 Soils ............................................................................................................................................................ Appendix A Map 7 Transportation Network ........................................................................................................................... Appendix A Map 8 Existing Zoning .......................................................................................................................................... Appendix A County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 1 PART A: INTRODUCTION The County of Newell and Town of Bassano are closely related in terms of economic and social connections; it seems logical for them to coordinate land use as well. An Intermunicipal Development Plan recognizes that the fringe area of an urban municipality is subject to different problems and opportunities than that of a strictly urban or rural setting. It has become increasingly clear that municipalities cannot make fringe area land use decisions in isolation. Therefore, municipalities are encouraged to undertake the preparation of an Intermunicipal Development Plan in order to help avoid future land use conflicts. By implementing a plan that contains both dispute mechanisms and guidelines for future uses, urban and rural municipalities can reach an agreement on fringe area issues and avoid a confrontational atmosphere, which has occurred in other jurisdictions. 1.0 Purpose The purpose of the Intermunicipal Development Plan (also known as the IMDP or the Plan) is to address planning issues on land s bordering both municipalities. The Plan addresses the coordination of future land use and development in this area, and serves as a means of information County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 2 exchange and communication between the County and the Town. The larger intent of this Plan, in accordance with the Municipal Government Act (MGA), is to prescribe policy to apply to future land use and development, and any other matter relating to the physical, social or economic development of the area that the councils of the County and the Town agree on and deem necessary, especially with regard to minimizing land use conflicts. Municipalities are encouraged to work together to adopt an IMDPs to:  promote consultation, coordination and cooperation regarding planning matters of joint interest within a defined planning area;  provide a framework for addressing land use concerns with regard to joint planning matters;  establish procedures for dealing with development proposals within a defined planning area; and  address any other matters relating to development considered necessary within a joint planning area. An IMDP is a planning tool that can provide numerous benefits to those participating municipalities, which may include, but are not limited to the following:  municipal cost-savings, as a result of infrastructure and service sharing, which also provides residents with a higher quality of life;  reinforcing and protecting both municipalities’ development philosophies and goals while mitigating the potential for future intermunicipal conflict; and  ensuring development for both municipalities occurs in an orderly, economic, efficient and harmonious manner that is sustainable by considering existing development conditions and future municipal goals. The Plan contains policies that apply to lands in both the rural-urban fringe and within the Town (adjacent to the corporate boundary) that is intended to be used as a framework for working cooperatively, communicating and making decisions in each municipality. Each municipality is ultimately responsible for making decisions within their municipal jurisdiction using the policies and procedures as provided for in this Plan. 2.0 Legislative Requirements In order to foster cooperation and mitigate conflict between municipalities, the Municipal Government Act, Revised Statutes of Alberta 2000, Chapter M-26 with amendments (MGA) has included two mechanisms within the planning legislation which allows a municipality to: County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 3  include policies regarding coordination of land use, future growth patterns and other infrastructure with adjacent municipalities in their Municipal Development Plans [section 632(3)(iii)] if no Intermunicipal Development Plan exists with respect to those matters;  complete and adopt an Intermunicipal Development Plan with adjacent municipalities to address the above matters. Specifically, the MGA states: 631(1) Two or more councils may, by each passing a bylaw in accordance with this Part or in accordance with sections 12 and 692, adopt an intermunicipal development plan to include those areas of land lying within the boundaries of the municipalities as they consider necessary. (2) An intermunicipal development plan (a) may provide for (i) the future land use within the area, (ii) the manner of and the proposals for future development in the area, and (iii) any other matter relating to the physical, social or economic development of the area that the councils consider necessary, and (b) must include (i) a procedure to be used to resolve or attempt to resolve any conflict between the municipalities that have adopted the plan, (ii) a procedure to be used, by one or more municipalities, to amend or repeal the plan, and (iii) provisions relating to the administration of the plan. In addition to the MGA, the South Saskatchewan Regional Plan (SSRP) came into effect September 1, 2014. The SSRP uses a cumulative effects management approach to set policy direction for municipalities to achieve environmental, economic and social outcomes within the South Saskatchewan Region until 2024. Pursuant to section 13 of the Alberta Land Stewardship Act (ALSA), regional plans are legislative instruments. The SSRP has four key parts including the Introduction, Strategic Plan, Implementation Plan and Regulatory Details Plan. Pursuant to section 15(1) of ALSA, the Regulatory Details of the County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 4 SSRP are enforceable as law and bind the Crown, decision makers, local governments and all other persons while the remaining portions are statements of policy to inform and are not intended to have binding legal effect. The Regional Plan is guided by the vision, outcomes and intended directions set by the Strategic Plan portion of the SSRP while the Implementation Plan establishes the objectives and the strategies that will be implemented to achieve the regional vision. As part of the Implementation Plan, Section 8: Community Development includes guidance regarding Planning Cooperation and Integration between municipalities with the intention to foster cooperation and coordination between neighbouring municipalities and between municipalities and provincial departments, boards and agencies. Section 8 contains the following broad objectives and strategies: Objectives:  Cooperation and coordination are fostered among all land use planners and decision-makers involved in preparing and implementing land plans and strategies.  Knowledge sharing among communities is encouraged to promote the use of planning tools and the principles of efficient use of land to address community development in the region. Strategies: 8.1 Work together to achieve the shared environmental, economic, and social outcomes in the South Saskatchewan Regional Plan and minimize negative environmental cumulative effects. 8.2 Address common planning issues, especially where valued natural features and historic resources are of interests to more than one stakeholder and where the possible effect of development transcends jurisdictional boundaries. 8.3 Coordinate and work with each other in their respective planning activities (such as in the development of plans and policies) and development approval processes to address issues of mutual interest. 8.4 Work together to anticipate, plan and set aside adequate land with the physical infrastructure and services required to accommodate future population growth and accompanying community development needs. 8.5 Build awareness regarding the application of land-use planning tools that reduce the impact of residential, commercial and industrial developments on the land, including approaches and best practices for promoting the efficient use of private and public lands. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 5 8.6 Pursue joint use agreements, regional services commissions and any other joint cooperative arrangements that contribute specially to Intermunicipal land use planning. 8.7 Consider the value of intermunicipal development planning to address land use on fringe areas, airport vicinity protection plans or other areas of mutual interest. 8.8 Coordinate land use planning activities with First Nations, irrigation districts, school boards, health author ities and other agencies on areas of mutual interest. The above strategies are to be considered by both municipalities when developing policy within this IMDP and when rendering land use decisions pertaining to development within the Plan Area. Other strategies contained in the SSRP should be considered in the context of each municipality’s Municipal Development Plan, Land Use Bylaw or through policies found within this plan. 3.0 Plan Preparation Process The County and the Town engaged the Oldman River Regional Services Commission (ORRSC) to prepare an Intermunicipal Development Plan (IMDP) for the two municipalities. The formation of the Plan was to be guided by a Project Steering Committee (to act as the Intermunicipal Development Plan Committee) as established by the respective municipalities. The Project Steering Committee was composed of three council members from the County and three council members from the Town. Senior administration from both municipalities were also involved with the Project Steering Committee throughout the process; however, their role was limited to that of technical advisors. With respect to committee decision making, both parties agreed at the outset of the process that their chosen decision making model would be based on reaching consensus on the issues discussed. Subsequent to the establishment of a general process, a background and study area analysis was undertaken which served as the foundation from which both municipalities could review the existing land use conditions and determine the relevant issues, goals, objectives, and implementation for the Intermunicipal Development Plan. The background review provided an analysis of the existing circumstances, attempted to identify issues and opportunities that have emerged from the analysis of the preliminary information, and acted as an agenda for discussions by the P roject Steering Committee. A draft document was prepared, complete with policies and maps, for review by the Project Steering Committee. The project purpose, process, ideas and concepts were then reviewed with affected landowners, stakeholders and the general public at an Open House. Subsequent to the County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 6 Project Steering Committee and each municipal council’s review of the draft, a refined document was then prepared and submitted for the Committee’s final approval. Upon the Project Steering Committee giving its final approval, the final draft document was forwarded to each council for first reading (in the form of a municipal bylaw). As with all statutory planning documents, a mandatory public hearing as required by the MGA was held subsequent to first reading and at the discretion of each council, subsequent to the public hearings the document was then adopted by each municipality under separate municipal bylaws. Plan Area The Intermunicipal Development Plan area (also referred to as the IMDP area or Plan area) consists of approximately 17,820 acres (7,211 ha) and is illustrated in Map 1. From the perspective of both municipalities, maintaining the integrity of the Intermunicipal Plan area is critical to the preservation of not only their individual long-term interests, but the long-term interests of the community at large in this localized region. This Plan is based on collectively looking at mutually beneficial opportunities, creating a shared vision for future growth and mutual recognition and agreement on a long-term strategy for the planning and development of areas of land (deemed suitable) for each municipality. The primary purpose of the IMDP boundary is to act as a referral mechanism to ensure dialogue and information is shared between the two municipalities regarding development within the Plan area. It should be noted that some of the lands contained with in the Plan area are already zoned, subdivided or developed for non-agricultural uses. It is understood that existing uses within the Plan area are permitted and may continue operations. However, the expansion or intensification of existing uses shall be required to meet the policies of this Plan, any other relevant statutory planning document and the applicable Land Use Bylaw. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 7 PART B: PLAN ADMINISTRATION & IMPLEMENTATION 1.0 Plan Validity and Amendment Intent It is recognized that this Plan may require an amendment from time to time to accommodate an unforeseen situation or to keep the Plan up to date and relevant. This Plan will not contain a “sunset” clause, but rather, a method of continuous updating as required. Policies 1.1 This Plan comes into effect on the date it is adopted by both the Town of Bassano and County of Newell. It remains in effect until either council rescinds the Plan by bylaw after giving six months’ notice, or by mutual agreement. 1.2 Recognizing that this Plan may require an amendment from time to time to accommodate an unforeseen situation, such an amendment must be adopted by both councils using the procedures established in the Municipal Government Act. 1.3 Third party applications for an amendment to this plan shall be made to either municipality and be accompanied by the appropriate fees to each municipality. 1.4 The Intermunicipal Development Plan Committee shall initiate a full-scale review of the Plan in 10 years from the date of adoption and report to the respective councils on the success of the Plan and the need for revision. This does not preclude periodic revision of portions of the Plan, as outlined in 1.2 above, that are of mutual concern. 2.0 Intermunicipal Development Plan Committee Intent This Plan is intended to be an ongoing process to ensure the Plan is maintained and remains applicable. A representative committee will ensure continued cooperation. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 8 Policies 2.1 An Intermunicipal Development Plan Committee shall be established and shall be an advisory committee consisting of two members from each council. At least one member of the County’s and the Town’s administrative staff should attend all meetings of the Committee. 2.2 The Town and the County agree that the main functions of the Committee are: (a) to address concerns regarding the policies of the Plan; (b) to address proposed amendments to the Plan; (c) to address changes to land use districts or other land use amendments affecting the lands in the Plan; (d) to address issues in relation to implementation of plan policies, comments related to subdivision and/or development proposals; (e) to engage in resolving any conflicts or disputes which arise from this Plan — both municipalities will share costs associated with using outside assistance to resolve a dispute; (f) any other land use issues deemed appropriate not explicitly identified in the Plan. 2.3 Meetings of the Committee shall be held at the request of either municipality. 2.4 If a matter has been referred to the Committee for comment, the Committee shall issue written comments as soon as possible. Both councils agree that the Committee shall issue its comments in the form of recommendations. 2.5 A matter may be brought before the Committee by the administrative staff of either the County or the Town, or by any other person. 2.6 Where a matter involving the two municipalities cannot be resolved to the satisfaction of the Committee, the Committee is authorized to initiate the conflict resolution system in this plan, Section 4.0 Dispute Settlement as follows. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 9 3.0 Referrals Intent Land use issues are addressed at five main points in the approval system including:  Municipal Development Plans and amendments,  all other statutory plans and amendments,  Land Use Bylaws and amendments,  subdivision of a parcel and any appeal,  development approval and any appeal. Each referral shall contain all available information for review and a municipality may request further information to be provided. In the case of all referrals, a timely written response is expected. Policies 3.1 Where an intermunicipal referral is required by the Municipal Government Act or the policies contained in this Plan, both municipalities agree to share mailing address and property ownership information for circulation purposes with the adjacent municipality, and where applicable, the municipality’s processing agency. 3.2 All applications within the Plan boundary or proposed documents affecting the Plan boundary shall be submitted to the other municipality for comment. At the discretion of the municipalities, the application or document may be referred to the Intermunicipal Development Plan Committee members and a meeting may be called in accordance with Policy 2.3. 3.3 Municipal Development Plans and Amendments and all Other Statutory Plans and Amendments (a) A newly proposed County of Newell Municipal Development Plan or a new statutory plan or amendment to either that will have an impact on this Plan shall be referred to the Town for comment. (b) A newly proposed Town of Bassano Municipal Development Plan or new statutory plan or amendment to either affecting the municipal expansion policies shall be referred to the County for comment. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 10 (c) The above referrals shall be made and considered prior to a public hearing. 3.4 Land Use Bylaws and Amendments (redesignation and text amendments) (a) All Land Use Bylaw amendments in the County of Newell which change a land use district or a part of the Land Use Bylaw which would affect the policies of this Plan shall be referred to the Town. (b) The Town shall refer all redesignation applications that are located adjacent to the County boundary. (c) Any proposed new Land Use Bylaw in the County or Town shall be referred to the other for comment. (d) The above referrals shall be made and considered prior to a public hearing. 3.5 Subdivision Applications (a) The County shall refer all subdivision applications within the boundaries of this Plan to the Town for comment. (b) The Town shall refer all subdivision applications located on lands adjacent to the County boundary to the County for comment. (c) The above referrals shall be made and considered prior to a decision being made. 3.6 Development Applications (a) The County shall refer discretionary use applications located in the Plan boundary to the Town for comment and may refer permitted use applications where there may be a potential conflict with an adjacent Town property or existing land use with the following exceptions: (i) residential uses within Aimoto 1 Subdivision (a portion of the N½ 11-21-18 W4M and a portion of NW¼ 12-21-18 W4M); and (ii) residential uses within Aimoto 2 Subdivision (a portion of the SW¼ 12-21-18 W4M). (b) The Town shall refer to the County: (i) all discretionary use applications, if the application is adjacent to lands in the County; and (ii) any application involving a use of land or buildings which may have a noxious, hazardous or otherwise detrimental impact on land within the County. (c) The above referrals shall be made and considered prior to a decision being made. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 11 3.7 Municipalities are encouraged to refer any applications to each other in areas not contained in this Plan if some impact may occur in the other jurisdiction. 4.0 Dispute Settlement Intent By its nature, the policies of this Plan are general and make each municipality responsible for decisions made in their own jurisdiction. This suggests that disputes may arise from time to time. Using the following system, it is hoped the dispute can firstly be avoided, and secondly, settled locally. Only after a series of steps would the dispute go beyond the local level. In the case of a dispute, the following process will be followed to arrive at a solution: General Agreement The municipalities agree that: 4.1 It is important to avoid disputes by ensuring that the Plan is adhered to as adopted, including full circulation of any permit or application that may affect the municipality or as required in the Plan and prompt enforcement of the Plan policies. 4.2 Prior to the meeting of the IMDP Committee, each municipality through its administration, will ensure the facts of the issue have been investigated and clarified, and information is made available to both parties. Staff meetings are encouraged to discuss possible solutions. 4.3 The IMDP Committee should discuss the issue or dispute with the intent to seek a recommended solution by consensus. Dispute Resolution In the case of a dispute, the following process shall be followed to arrive at a solution: 4.4 When a potential intermunicipal issue comes to the attention of either municipality relating to a technical or procedural matter , such as inadequate notification or prescribed timelines, misinterpretation of Plan policies, or a clerical error regarding the policies of this Plan, either municipality’s Land Use Bylaw, or any other plan affecting lands in the Plan area, it will be directed to the administrators of each County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 12 municipality. The administrators will review the technical or procedural matter and if both administrators are in agreement, take action to rectify the matter. 4.5 Should either municipality identify an issue related to this Plan that may result in a dispute that cannot be administratively resolved under Section 4.2 or any other issue that may result in a dispute, the municipality should contact the other and request that an Intermunicipal Development Plan Committee meeting be scheduled to discuss the issue. The Committee will review the issue and attempt to resolve the matter by consensus. 4.6 Should the Intermunicipal Development Plan Committee be unable to arrive at a consensus, the administration of each municipality will schedule a joint meeting of the two councils to discuss possible solutions and attempt to reach consensus on the issue. 4.7 Should the councils be unable to resolve the matter, either municipality may initiate a formal mediation process to facilitate resolution of the issue. Filing an Intermunicipal Dispute under the Municipal Government Act 4.8 In the case of a dispute involving the adoption of a statutory plan, Land Use Bylaw or amendment to such, within 30 days of adoption, the municipality initiating the dispute may, without prejudice, file an appeal to the Municipal Government Board under section 69 0(1) of the MGA so that the provincial statutory right and timeframe to file an appeal is not lost. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 13 PART C: INTERMUNICIPAL LAND USE POLICIES This document outlines policies that apply to lands in the IMDP boundary and are to be used as a framework for decision making in each municipality with input and cooperation of the other jurisdiction. Each municipality is responsible for decisions within their boundaries using the Plan policies and the procedures provided in the Plan. This section of policy is intended to provide guidance to decision makers when considering land use approvals within the IMDP boundary. Other sections of this Plan may also apply, for example, the requirements for referrals. 1.0 General Policies 1.1 For the purpose of managing land use in the IMDP boundary, the area is divided into the following areas as shown in Map 2 (Planning Areas): (a) Planning Area 1 (b) Planning Area 2, and (c) Planning Area 3. 1.2 Parcels within the IMDP boundary that are currently zoned Agricultural – A in the County of Newell Land Use Bylaw and extensive agriculture will be the primary use of the lands. 1.3 Parcels within the IMDP boundary that are currently zoned Fringe (FR) in the County of Newell Land Use Bylaw shall remain and land uses will be allowed in accordance with the Fringe District – Bassano Overlay contained within the County of Newell Land Use Bylaw. 1.4 Parcels within the IMDP boundary that are currently zoned to districts other than Agricultural (A) or Fringe (FR) may continue under those districts identified in the County of Newell Land Use Bylaw. New applications for subdivision and development on these lands shall be subject to any policies of this IMDP. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 14 1.5 It is a recommendation of this Plan that the County of Newell Municipal Development Plan be updated to reflect the CFO Exclusionary Area as defined by Map 3. 1.6 Existing land uses with valid development permits that exist as of the date of approval of this Plan may continue to operate in accordance with the provisions of the Land Use Bylaw and the Municipal Government Act. 1.7 All subdivisions shall comply with the County of Newell subdivision criteria found in Schedule 2, Fringe (FR), County of Newell Land Use Bylaw for: (a) agricultural uses, (b) existing and fragmented parcels, (c) single lot developed country residential (farmstead), and (d) single lot vacant country residential. 1.8 When the Town determines that annexation of land is necessary to accommodate growth, the process shall be as governed in Part C, Section 5 of this Plan. 1.9 Each municipality must be duly notified for any development or subdivision proposal in the other municipality that will result in access being required from an adjoining road under its control or management. The affected municipality must give its approval or decision in writing prior to the application being considered as complete by the other municipality. 2.0 Planning Area 1 Planning Area 1 (see Map 2) is centrally located within the Plan area and contains lands both north and south of the current Town boundary. The Town has recognized that this is an area of interest for future growth and the Town is willing to cooperate with the County to ensure orderly, well- planned development occurs within these areas. In addition, it is recognized that the lands south of the Town Boundary contain a number of the Town’s main infrastructure elements including water reservoirs and the sewage treatment plant and lagoons. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 15 General Policies 2.1 Existing land uses are “grandfathered” and may continue to operate and exist in compliance with an existing development permit approval. The intensification or a change in land use for an existing operation shall require a new development permit. Any and all development proposals shall comply with this IMDP. 2.2 An Area Structure Plan (ASP) shall be required to be submitted by a developer/landowner and approved by the County prior to the redesignation of any parcel of land located within Planning Area 1. 2.3 In effectively planning for the orderly, efficient, economic and beneficial development of lands located within Planning Area 1, the sequencing or phasing of ASPs shall generally proceed from the Town boundary outwards within the planning area. If an adjacent landowner is unwilling to participate in the process, the developer may “shadow-plan” (or be required by council to ‘shadow plan’) those lands under separate title that may be part of the acceptable ASP area. 2.4 The submission of an ASP, redesignation, subdivision or development permit application that does not adhere to the general sequencing or phasing philosophy of this IMDP or propose a “leap-frog” development scenario shall be discouraged by the County, unless specifically authorized by County council in consultation with the Town. 2.5 In unusual circumstances, and where a clear benefit to the County may be demonstrated, the County may consider development “out of sequence” provided: (a) the developer agrees to front end the full costs of extending services to a particular area, and (b) the Town does not object to the proposal. 2.6 Area Structure Plans submitted by a developer/landowner must be prepared at the developer’s expense and shall comply with any and all relevant and applicable policies and schedules: (a) of this IMDP, and (b) of the respective municipality’s Land Use Bylaw. 2.7 Developers shall provide and construct at their expense the required access, service roads, or collector roads as needed. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 16 2.8 The Bassano Airport is located in N½ 20-21-18 W4M and it is a recommendation of this Plan that a plan be prepared for the existing and proposed use of the airport. The plan should be reviewed by an independent third party to ensure compliance with any provincial and federal legislation. Infrastructure Policies 2.9 Developments in Planning Area 1 shall be required to connect to municipal potable water and wastewater systems if an agreement is made between the two municipalities and capacity is available. Any costs associated with this, including extending waterlines and installing the associated infrastructure, shall be at the expense of the developer. 2.10 If municipal services are requested and available for a development proposal within the IMDP boundary area, the two municipalities will cooperate in good faith to try and facilitate an agreement and plan to provide those services. 2.11 The County and Town may work in collaboration if one municipal party can obtain a government grant to fund an infrastructure or other municipal project that may be mutually beneficial to both parties as it pertains to this Plan. 2.12 The County may implement a bylaw and collect an off-site levy, development charge or user fee to address monetary costs applicable to developers, which impact or are required to pay for any roads or intersection improvements, water, wastewater, stormwater management systems, fire suppression facilities, or any other municipal infrastructure that is installed and applicable to the Plan area. 2.13 The County may use Endeavour to Assist Clauses in Development Agreements, to compensate initial developers who may oversize or install infrastructure to service their development, where later developments may access or tie-in to those services. (Note: An Endeavour to Assist Agreement is put in place to assist developers who install infrastructure as a front end service that will be a benefit to adjacent developers in the future. Any cost recovery required through such agreements is over and above the off-site levies attached to any specific parcel.) 2.14 For servicing, it is envisioned that utilities shall be located within a road right-of-way. Alternatively, utility corridors may be utilized in the event the road network is not fully developed, which may involve a strategy of protecting and registering utility easements or right-of-way plans over private land in favour of the County. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 17 2.15 Developers shall be responsible to provide an engineered stormwater management plan for their parcel as it pertains to a proposed development, or for a larger design or subdivision area, to the satisfaction of the County. Post-development run-off rates shall not exceed pre-development run-off rates as per County of Newell Design Guidelines and Minimum Servicing Standards. 3.0 Planning Area 2 Planning Area 2 is located approximately 1 mile around the Town and encompasses lands previously zoned for Fringe land uses. This planning area includes the Highway 1 corridor and the County and Town recognize that Planning Area 2 is an area subject to pressures directed to the County to further develop commercial and industrial uses. As well, the western portion of the planning area is adjacent to the Siksika First Nation and consideration of impacts to these lands needs to be considered. General Policies 3.1 Existing land uses are “grandfathered” and may continue to operate and exist in compliance with an existing development permit approval. The intensification or a change in land use for an existing operation shall require a new development permit. Any and all development proposals shall comply with this IMDP. 3.2 Both municipalities agree that highway commercial type businesses and/or business/light industrial uses be directed to the south and west side of Highway 1, preferably adjacent to the Town boundary where appropriate. 3.3 Non-agricultural buildings and uses (such as isolated commercial and industrial), intensive agricultural uses or agricultural related buildings and uses that may be better located within a commercial or light industrial business park area shall be required to locate the proposed business operation within Planning Area 1 of the Plan or within the Town boundary. 3.4 Noxious or hazardous uses, where such a use may negatively impact (i.e. smoke, dust, noise, vibration or glare) neighboring land uses, or heavy industrial type uses shall be prohibited from being established in this area. 3.5 Residential uses may be located in suitable locations within Planning Area 2 adjacent to existing residential development. 3.6 An Area Structure Plan (ASP) shall be required to be submitted by a developer/landowner and approved by the County prior to the redesignation of any parcel of land located within Planning Area 2. Area Structure Plans submitted by a developer/landowner must be County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 18 professionally prepared at the developer’s expense and shall comply with any and all relevant and applicable policies and schedules of this IMDP. 3.7 In unusual circumstances, and where a clear benefit to the County may be demonstrated, the County may consider development “o ut of sequence” provided the Town can support the proposal. 3.8 When considering applications for redesignation, subdivision and/or development approval of commercial and/or business light industrial uses, all applications must meet or exceed the policy for minimum performance standards and development design guidelines as outlined in Appendix B of the Plan. 3.9 Area Structure Plans shall ensure they effectively plan and provide transition/buffer areas between incompatible land uses such as commercial/industrial and residential uses, to the satisfaction of the County. Transition/buffer areas may be required to be illustrated in an Area Structure Plan. 3.10 Developers shall provide and construct at their expense the required access, service roads, or collector roads as needed. 3.11 Freestanding signage along entranceways is discouraged. 3.12 Any development that is visible from the Highway 1 corridor areas shall provide landscaping and architectural elements that enhance the visual/aesthetic appeal and impact along intermunicipal entranceways for the travelling public, as per Appendix B of this Plan. 3.13 To soften any negative visual impacts that may exist on the corridor entranceways, consideration shall be given at the development permit stage to effectively and appropriately screen developments (or part thereof) from the view of the travelling public. 3.14 The County and Town agree to consult and work with Alberta Transportation regarding the implementation of this Plan and, at the time of subdivision or development, considerations for how development may impact Highways 1 and 550. The developer shall conduct traffic studies with respect to impact and access onto the highways. Any upgrading identified by traffic studies conducted by developers with respect to the highways, shall be implemented by the developer at its sole cost and to the satisfaction of Alberta Transportation. 3.15 Both the County and Town acknowledge that a transportation impact analysis will be required to be conducted prior to any intense or major development in the highway corridor area to confirm access management standards, roadway cross-sections and other functional considerations, which should be provided at the expense of the developers. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 19 3.16 Both the County and Town acknowledge that lands adjacent to Bassano Airport are subject to constraints due to the Take-off/Approach zones as indicated on Map 4, and all development proposed for these lands must consider the impact to the airport. 4.0 Planning Area 3 Planning Area 3 includes all of the land area lying outside of the other two defined planning areas and is illustrated on Map 2. The land within Planning Area 3 is primarily utilized for agriculture and the vision for this area is to continue to use these lands for agricultural purposes while providing for some isolated non-agricultural development in areas deemed suitable and appropriate. For Planning Area 3, the County’s present rural agricultural policies are to be applied, with the one exception being the application of the confined feeding operation (CFO) exclusion area as shown on Map 3. Policies 4.1 Subdivision and development in Planning Area 3 is regulated by any and all applicable County Agricultural policies contained in the County’s Municipal Development Plan and Land Use Bylaw and any other relevant policies that may be contained in this Plan. 4.2 Agricultural uses (non-intensive) shall be the primary or dominant use of land in this area until the lands are required for the future growth and expansion of the Town. 4.3 A parcel or a lot that is used or proposed to be used for acreage development shall be limited to existing titles if already subdivided, or to a maximum of ten (10) lots grouped together to preserve the integrity of agricultural lands and utilize on-site servicing. 4.4 Non-agricultural buildings and uses (such as isolated commercial and industrial), intensive agricultural uses or agricultural related buildings and uses that may be better located within a commercial or light industrial business park area shall be required to locate the proposed business operation within Planning Area 1 of the Plan or within the Town boundary. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 20 5.0 Annexation Intent Identification of possible expansion areas will give an indication of lands that need to have special considerations. Policies are in place to ensure the opinions of all stakeholders are respected in the annexation process. Policies 5.1 The Town and County have agreed that the general directions of growth for the Town are the lands identified in Planning Area 1 (Map 2). Future annexation of any of these lands should occur within the framework identified in the following policies and in accordance with the annexation process found in the Municipal Government Act. 5.2 Annexation boundaries shall follow legal boundaries and natural features to avoid creating fragmented patterns of municipal jurisdiction. 5.3 The County and Town shall negotiate a formula for the determination of compensation on annexation. Negotiation may occur on any or all of the following:  revenue or tax-sharing,  off-site levies and levy transfers, and  municipal reserve transfers. 5.4 Annexation involves a number of stakeholders that need to be involved in the process including:  land owners directly affected by the application, who must be part of the negotiation process;  the Town of Bassano, who must make the detailed case for annexation and be a major participant in any negotiations;  the County of Newell, who must evaluate the annexation application and supporting documentation for the impact on its financial status and land base as well as ratepayer issues. The County may wish to see arrangements regarding, but not limited to:  property taxes,  use of land continuing as agriculture until needed for development,  ability to keep certain animals on site; County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Page 21  authorities such as Alberta Transportation and Alberta Environment; and  the Municipal Government Board, who will evaluate the application and responses from the stakeholders. 5.5 Within six (6) months upon a Municipal Board Order approving an annexation, the IMDP boundary shall be reviewed and amended as required to reflect the municipal boundary change. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix A APPENDIX A SUMMARY OF THE STUDY AREA Background With the steady population and development growth experienced in Alberta over the last decade, it has become increasingly clear that municipalities cannot make land use decisions in isolation. An intermunicipal development plan recognizes that the fringe area of an urban area, such as a town, is subject to different pressures, problems, conflicts and opportunities than a purely rural or urban area. The size of the area to be studied was determined in consultation with the Intermunicipal Development Plan Committee, encompasses approximately 17,820acres (7211 ha) in size and nearly 27 sections of land. The background and analysis of the area was undertaken to provide an understanding of the existing circumstances, attempt to identify the issues and opportunities that have emerged from the analysis of the preliminary information, and act as an agenda for discussions by the Project Steering Committee. Maps 4 to 7 (Map 5 to 7 attached in this Appendix) help in providing a basic understanding of the existing conditions as they illustrate existing land uses, existing zoning, topography (contours/elevations), soils, roads and infrastructure systems within the Study Area. Natural Features and Man-Made Features The Study Area has many natural features that exert influence on the landscape. The area may be considered relatively flat to gently rolling as the land transitions to the east to west. The area is traversed by two provincial highways (Highways 1 and 550) and a grid County road network which provides a good quality transportation system for the area. The Study Area falls within the Eastern Irrigation District (EID) and as such is traversed by a canal system which fragments several of the quarter sections most located east and south of the Town. In addition, potable water infrastructure (such as municipal and cooperative water lines) wastewater infrastructure (including the Town lagoons), and existing and abandoned oil and gas wells and pipelines also are located within the Study Area and represent both opportunities and constraints to future development. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix A Existing Land Use The primary use of the majority of the land within the Study Area is for agricultural activities; however, other uses include residences, farm buildings, and several commercial and industrial businesses. Residential subdivision of land within the Plan area has occurred mainly in the eastern portion of the study area along Highway 550, known as Aimoto 1 and Aimoto 2 . Typically an urban fringe area (such as the Plan area) will experience pressure to accommodate a variety of different land uses as there are many advantages in being located in close proximity to an urban center. Land Use Zoning From a zoning perspective, the majority of the land within the Plan area is zoned as Agricultural (A) or Fringe (FR) with several locations for municipal infrastructure (water reservoirs, sewage lagoons and the airport) zoned Public Service (PS). Other zoning within the Plan area include Acreage Residential (AR) and Rural Commercial (RC). Map 8 illustrates existing zoning within the Plan area. Agricultural Practices Map 6 (Soils) indicates the Canada Land Inventory (CLI) soil classification and agricultural capability of the land (see Definitions for soil classifications) for all lands within the Plan area. The land with the Plan area is split between high quality, Class 1 and 2 and poor land, Class 4 and 5. The lands directly adjacent east of the Town are of the higher quality soils while the less productive land is found west of the Town towards the Siksika First Nation. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B APPENDIX B PERFORMANCE STANDARDS PLANNING AREA 1 AND 2 – COMMERCIAL / BUSINESS LIGHT INDUSTRIAL Servicing Standards, Performance Standards and Design Guidelines These stipulated standards are to apply to developments proposed in Planning Area 1 and 2 (see Map 2) of the County of Newell and Town of Bassano Intermunicipal Development Plan (IMDP). Part 1 Servicing Standards Policies Servicing – Development Standards 1. Any commercial or industrial development that either produces or is categorized as a high water user shall be required to connect to municipal sewer services if capacity is available. Individual private septic systems shall not be permitted for those uses falling int o this category, which may include, but is not limited to, restaurants, hotels, car/truck washes, and various manufacturing or processing facilities. 2. Any commercial or industrial development that requires a secure source or uses a high volume of potable water (e.g. restaurants, hotels, car/truck washes, food processing) shall be required to connect to municipal water services if capacity is available. If municipal water and wastewater services are unavailable, the developer shall be required to extend services in effectively servicing the development, to the satisfaction of the County, or alternatively, that the proposed project be appropriately located in the Town. 3. In conjunction with policies 1 and 2 above, the developer shall be required at their expense to install any required service lines or infrastructure to service the development, including turn-outs, pumps, valves or meters, as determined necessary by the municipality and in accordance with the County of Newell Design Guidelines. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B 4. The County Development Authority should deny the approval of a development permit if the type of development proposed cannot obtain or meet the requirements for water and wastewater services as outlined in this Plan. 5. As an interim development measure, low volume water users may use a private sewage disposal system, and if agreed to and satisfactory to the County. 6. Developers shall be required to provide a method of fire suppression acceptable to the County based on the National Fire Protection Association (NFPA) standard 1142 as a design guideline. Where required, pressurized water lines and hydrants, or fire ponds and dry hydrant systems if acceptable, are to be designed by a Professional Engineer and conform to equipment available for fire-fighting purposes within the County. 7. Developers may be required to provide an infrastructure plan prepared by a qualified engineer for water and sewer service s which takes into consideration future development and phasing. The plan should identify that there must be acceptable looping of the lines at some point based on engineering requirements. 8. Street lighting and any other required municipal infrastructure shall be provided at the expense of the developer to the standards and satisfaction of the County with regard to the County of Newell Design Guidelines and the ‘Performance Standards and Design Guidelines’ in Part 2. Stormwater Drainage – Development Standards 9. Stormwater within the development area should be managed to use site contours to minimize site grading as much as possible. 10. Individual sites (lots) may utilize onsite evaporation ponds, rain-gardens, storage and reuse of water for parcel irrigation, etc., without typically obtaining Alberta Environment approval. Any release of water off-site, or if pre- and post-development rates do not match, will require provincial approval under the Water Act. 11. All drainage areas on private lands shall be protected by caveat, easement or right-of-way as required, while drainage or stormwater facilities to be owned or maintained by the municipality shall be designated as a Public Utility Lot (PUL). The County may r equire at its discretion, areas or facilities associated with stormwater drainage to be designated as a PUL. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B Part 2 Performance Standards and Development Design Guidelines Performance standards and development design guidelines contained in this IMDP are intended to provide guidelines for the development of commercial and business light industrial sites, buildings and uses within the applicable and relevant IMDP area (i.e. Planning Area 2) and to establish standards for the management of potential nuisances that may result from the activities occurring in those commercial or business light industrial areas. Performance Standards Policies 1. The performance standards contained within this section shall apply to those commercial and business light industrial use areas proposed for Planning Areas 1 and 2 as shown on Map 2. 2. When considering applications for redesignation, subdivision and/or development approval of commercial and/or business light industrial uses, all applications must meet or exceed the minimum performance standards as outlined in this IMDP. Air Contaminants, Visible and Particulate Emissions 3. No commercial or business light industrial use or operation contemplated within the IMDP area shall cause or create air contaminants, visible emissions, or particulate emissions beyond the building that contains them. Nor shall a commercial or business light industrial use or operation exceed the levels contained within the Province of Alberta Clean Air Act and any pursuant and/or applicable legislation. Airborne particulate matter originating from storage areas, yards or roads shall be minimized with the use of landscaping, paving, or watering/wetting of these areas or by other means considered appropriate and acceptable to the County as defined in a development permit in accordance with sound environmental practices. Odour 4. No commercial or business light industrial use or operation shall cause or create the emission of odorous matter or vapour beyond the building which contains the use or operation. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B Noise and Vibration 5. No commercial or business light industrial use or operation shall cause or create the emission of noise or vibration beyond the building that contains the use or operation. Toxic Matter 6. No commercial or business light industrial use or operation shall cause or create the emission of any toxic matter beyond the building that contains the use or operation. The handling, storage, and disposal of any toxic or hazardous material shall be in accordance with the regulations of any government authority having jurisdiction and in accordance with any approved Chemical Management Plan that may have been required and approved by the County as part of a development permit. Garbage/Waste Storage 7. Garbage and waste material shall be stored in weather proof and animal proof containers located within buildings or adjacent to the side or rear of buildings that shall be screened from view by all adjacent properties and roads. Fire and Explosion Hazards 8. All commercial and business light industrial uses that store or utilize material or products that may be hazardous due to their flammable or explosive characteristics shall comply with the applicable fire regulations of the County or the regulations of any other government authority having jurisdiction and in accordance with any hazard or emergency management plan that may have be required and approved by the County as part of a development permit. Development Design Guidelines Policies Administrative 1. The development design guidelines contained within this section shall apply to those commercial and business light industrial use areas proposed for Planning Areas 1 and 2, specifically those developments proposed for the Joint Enhanced Development Area as shown on Map 2. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B 2. When considering applications for redesignation, subdivision or development permit approval of commercial or business light industrial uses, all applications must meet or exceed the minimum development design guidelines as outlined in this IMDP. 3. Architectural controls shall be established and provided at the redesignation stage in consistency with this IMDP and any approved Area Structure Plan that may apply to specific lands within the IMDP. The approved architectural controls shall be implemented at the development permit stage. 4. Implementation of the approved architectural controls will be done by the developer (registered as an instrument on title in the form of a restrictive covenant) at the subdivision stage. 5. All applications for a development permit shall not be deemed to be complete applications and will not be accepted by the County without prior written confirmation of compliance with the approved architectural controls. At the time of the submission of a development permit application to the County, the applicant shall provide written documentation from an architectural professional confirming that the proposed development project complies with the approved architectural controls. Building / Site Design 6. The design, character and appearance of all buildings in the proposed commercial and business light industrial areas of this IMDP shall be acceptable to the County and shall demonstrate sensitivity to the highly visible nature of the commercial and business light industrial interface with Highway 1 and Highway 550. 7. Highway 1 shall be considered as the gateways or entranceways to the Town of Bassano and therefore require special design consideration with respect to acceptable and high-quality building design and site design (inclusive of landscaping, signage, outside storage, screening, etc.). 8. Principal buildings associated with commercial and business light industrial uses located on lots immediately adjacent to Highway 1 shall provide a building design and site design consistent with the following: a. All building elevations considered to be highly visible shall provide for an attractive appearance through the provision of a desirable and superior quality design aesthetic. b. The front elevation (elevation facing a highway or road) of any principal building shall ensure it effectively addresses the highly visible and sensitive nature of the interface with Highway 1. In the case of an approved lot layout that proposes two highly visible frontages (e.g. a corner lot or a lot that may contain double frontage onto a highway and an internal subdivision road) the lot shall Architectural Controls Building/ Site Design County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B be deemed to have two front yards and will be required to implement the appropriate setbacks and higher levels of architectural and landscaping treatment accordingly. c. The front elevation of the principal building shall be considered the elevation that faces Highway 1. This front elevation shall be visible and shall not be screened from view with outside display, landscaping or fencing and the principal building shall remain prominent and proud with respect to its placement, design and view from Highway 1. d. In an effort to minimize large monolithic building facades or elevations, exterior designs that encourage visual breaks in the wall (i.e. projection, recession, parapets, revels, articulation, design finish, outcrops, window glazing, paint lines, and/or materials combination, etc.) should be utilized in providing for a high-quality design aesthetic in creating interesting and attractive buildings. e. Ancillary or accessory buildings or other structures shall be designed, constructed and finished in a manner compatible or complimentary with the character and appearance of the principle building(s) or other similar buildings on the parcel. f. Accessory buildings shall not be located in the front yard of a principal building. g. A high-quality landscape plan/design shall be used to compliment and augment the building and site designs for those developments adjacent and fronting onto Highway 1. The landscaping plan must take into consideration the following: i. A minimum of 10 percent of the parcel/lot area shall be required to be provided as soft landscaping; ii. Soft landscaping is highly encouraged to be provided in the form of xeriscaping or xerigardening; iii. If water is readily available, soft landscape consisting of vegetation such as trees, shrubs, hedges, grass and ground cover may be provided, with consideration for using native plant species wherever possible; iv. A minimum 6 metre landscaped buffer shall be provided adjacent to any road or highway, which shall be soft landscape consisting of vegetation such as trees, shrubs, hedges, grass and ground cover or xeriscaping/xerigardening (as the case may be); and, v. Any trees, hedges or other vegetation must be sited so as not to impede the corner site triangle, parcel approach access site lines or visibility of adjacent roadways. h. Access approaches, parking/loading areas and display areas that may be located in the front yard of a principal building shall be paved or hard surfaced (to the satisfaction of the County). i. Landscaping provided shall be focussed in those areas of a site determined to be highly visible in providing for a high-quality design aesthetic adjacent to Highway 1. Any landscaping approved in a development permit is required to be maintained for the life of the development project. Landscape Plan County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B j. Any additional landscaping that may be required at the discretion of the County may include, but is not limited to, the following: i. additional separation, or buffering, between adjacent land uses; ii. the use of trees, shrubs, fences, walls, and berms to buffer or screen uses of negative impact; and iii. the use of trees, shrubs, planting beds, street furniture and surface treatments to enhance the appearance of a proposed development. 9. Proposed commercial and business light industrial buildings and uses that may be adjacent to existing or future grouped country residential or urban residential development areas shall demonstrate through their design how the proposal will successfully mitigate any potential negative impacts. In these areas (as determined by the County) suggested mitigation techniques may be implemented through the use of the following: restriction or prohibition of specific land uses, increased development setbacks, maximum building heights, i ncreased architectural and landscape treatments (or a combination of all of the above). 10. In areas where commercial and business light industrial buildings and uses are adjacent to existing and future country residential or urban residential uses, it is recommended that the commercial or business light industrial development be of a lower density and residential in scale and intensity (comparatively). Additional architectural and landscaping treatment and increased development setbacks may also be required in such locations to effectively address any potential negative impacts and interface issues that may exist. 11. Landscaping shall be required for all proposed developments as per the County’s Land Use Bylaw and the approved architectural controls. Proposed landscaping shall enhance the visual attractiveness and appearance of a site and building from all highways or roads. 12. Landscape securities shall be provided if requested by the Development Authority, with the minimum deposit amount as determin ed sufficient by the Development Authority, which shall be held until an inspection has been completed by the municipality to determine compliance. 13. Outside storage including the storage of trucks, trailers, recreational vehicles, and other vehicles may be permitted adjacent to the side or rear of a principal building provided such storage areas are not located within a minimum required side or rear yard setback and the storage is visually screened (all year long) from any adjacent existing or future country or urban residential areas and the highly visible interface with Highway 1. All storage must be related to and be an integral part of the commercial or business light industrial operation located on the subject site. Outside storage is prohibited in the front yard of a principal building. Whenever possible, storage shall be highly encouraged to be located inside buildings. Storage and Display County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B 14. Extended vehicle parking and/or vehicle storage (e.g. storage of product inventory) is not permitted in the front yard of a principal building. All parking must be provided on-site, as parking shall not be permitted on adjacent municipal roadways. 15. Outside display areas are permitted provided that they are limited to examples of equipment, products, vehicles or items sold by the commercial or business light industrial use located on the subject site containing the display area, are not located within any required setback, and are not located on any required and approved landscaping area. 16. A vehicle or equipment which is in a dilapidated or dismantled condition shall not be allowed to remain outside a building or on a vacant lot in any commercial or industrial district. 17. Fencing shall only be utilized for the visual screening of outside storage, waste/garbage, equipment, product, vehicles or for security purposes provided it is located in the side or rear yards of the principal building. Decorative fencing may be permitted in the front yard of a principal building in compliance with the County’s Land Use Bylaw and the approved architectural controls. 18. Site lighting shall incorporate “night sky” lighting with fixtures to direct light towards the ground and minimize impact on adjacent sites and uses. 19. Billboard signs are prohibited within the area shown as Planning Area 1 and 2 (see Map 2) of the IMDP. 20. No signage shall be illuminated by way of any flashing, intermittent or animated illumination within the IMDP area. 21. Architectural Controls shall comply with this section of the IMDP and inform the quality of the built environment and shall include but not be limited to the following (at a minimum): a. Building design b. Building interface treatments c. On-site parking and loading d. Site lighting e. Outside storage f. Outside display g. Landscaping Signage County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B h. Fencing and screening i. Signage j. Interface / Transition / Buffer conditions and design (between differing uses, highly visible areas, etc.) 22. All development within the development control zone (300 metres from the right -of-way or within 800 metres of the centerline of an intersection) of Highway 1 shall require a roadside development permit from Alberta Transportation or alternatively, written authorization from Alberta Transportation stating that a roadside development permit is not required as part of the proposed development pr oject. This information shall be submitted by an applicant at the time of submission of a development permit application to the County. 23. As a condition of any development or subdivision approval, the County may stipulate that any or all of the aforementioned standards and guidelines be included in Architectural Controls to be registered as a restrictive covenant on title(s) by the developer. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B Low Impact Development (LID) Concept Examples Source: ORRSC County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B Development and Design Examples Encouraged Minimum Site/Building/Design “Quality” & Standards County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix B Development and Design Example Encouraged Buffering/Transition Techniques Source: ORRSC Note: Drawing not to scale and to be used for illustrative purposes only. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix C APPENDIX C DEFINITIONS Accessory Building means a building or structure, incidental, subordinate and located on the same lot as the principal building, but does not in clude a building or structure used for human habitation. Accessory Use means a use of a building or land which is incidental to and subordinate to the principal use of the site on which it is located. Adjacent Land means land that abuts or is contiguous to the parcel of land that is being described and includes land that would be contiguous if not for a highway, road, lane, walkway, watercourse, utility lot, pipeline right-of-way, power line, railway, or similar feature and any other land identified in a land use bylaw as adjacent for the purpose of notifications under the Municipal Government Act. Agricultural Land, Higher Quality means: (a) land having a Canada Land Inventory (CLI) classification of 1-4, comprising 64.8 ha (160 acre) parcels of dryland or 32.4 ha (80 acre) parcels of irrigated land; (b) land contained in an irrigable unit; (c) land having a CLI classification of 5-7 with permanent water rights, with the exception of: (i) cut-off parcels of 4.0 ha (10 acres) or less. To be considered a cut -off, a parcel must be separated by:  a permanent irrigation canal as defined by the irrigation district,  a permanent watercourse normally containing water throughout the year,  a railway,  a graded public roadway or highway,  an embankment, or  some other physical feature, which makes it impractical to farm or graze either independently or as part of a larger operation, including nearby land; (ii) land which is so badly fragmented by existing use or ownership that the land has a low agricultural productivity or cannot lo gically be used for agricultural purposes. For the purpose of subdivision, fragmented land may be considered to be land containing 8.1 ha (20 acres) or less of farmable agricultural land in CLI classes 1-4. Agricultural Operation means an agricultural activity conducted on agricultural land for gain or reward or in the hope or expectation of gain or rew ard, and includes: County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix C (a) the cultivation of land; (b) the raising of livestock, including game-production animals within the meaning of the Livestock Industry Diversification Act and poultry; (c) the raising of fur-bearing animals, pheasants or fish; (d) the production of agricultural field crops; (e) the production of fruit, vegetables, sod, trees, shrubs and other specialty horticultural crops; (f) the production of eggs and milk; (g) the production of honey (apiaries); (h) the operation of agricultural machinery and equipment, including irrigation pumps on site; (i) the application of fertilizers, insecticides, pesticides, fungicides and herbicides, including application by ground and aerial spraying, for agricultural purposes; (j) the collection, transportation, storage, application, use transfer and disposal of manure; and (k) the abandonment and reclamation of confined feeding oper ations and manure storage facilities. Agricultural Service Board means the County of Newell board which provides agricultural services, information and new technology in liaison with other governments, jurisdictions, agencies and industry by establishing policy that insures statutory requirements and the collecti ve interests of clients are met. Several key pieces of provincial government legislation that are enforced are the Weed Control Act; the Agricultural Service Board Act; the Soil Conservation Act; the Agricultural Pests Act and the Agricultural Chemicals Act. Architectural Controls means special standards or controls applied to development which are often restrictive in nature. Typically this includes a specified building scheme that applies to building details, such as building types, finish, colors and materials, fences or landsc aping. These controls may be registered by a Restrictive Covenant at the time a plan of survey is filed with Land Titles Office. Area Structure Plan means a statutory plan in accordance with the Municipal Government Act and the County of Newell Municipal Development Plan for the purpose of providing a framework for subsequent subdivision and development of an area of land in a municipality. The plan t ypically provides a design that integrates land uses with the requirements for suitable parcel densities, transportation patterns (roads), stormwater drainage, fire protection and other utilities across the entire plan area. Assignment of Jurisdiction means the same as the provincial department of Transportation meaning and refers to Alberta Transportation allowing a portion of public road located in one municipal jurisdiction to be signed over by agreement to another municipal jurisdiction for contro l and maintenance. Best Management Practices (BMPs) means practices and methods of managing stormwater drainage for adequate flood control and pollutant reduction by using the most cost-effective and practicable means that are economically acceptable to the community. Typically, BMPs are stormwater management methods that County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix C attempt to replicate as much of the “natural” run-off characteristics and infiltration components of the undeveloped system as possible and reduce or prevent water quality degradation. Building Site means a specific portion of the land that is the subject of an application on which a buildin g can or may be constructed (Subdivision and Development Regulation AR 43/2002). Buffering or Buffer Strips means an area of land including landscaping, berms, walls, fences, or a combination thereof, that is located between land use districts and land uses of different character and is intended to mitigate negative impacts through the physical and visual separation and sound a ttenuation of the more intense use (e.g. commercial or industrial) from uses such as residential or public institutional. Clustered Development means a design technique that concentrates buildings and/or uses in specific areas on a site(s) to allow the remaining land t o be used for recreation, open space, transitional/ buffer area, or the preservation of historically or envir onmentally sensitive features. Commercial Use means the use of land and/or buildings for the purpose of public sale, display and storage of goods, merchandise, substances, materials and/or services on the premises. Any on-premises manufacturing, processing or refining of materials is typically incidental to the sales operation.  Commercial Establishment means a building, or part thereof, for the sale of goods or services to the general public.  Commercial, Isolated means the same as the County of Newell Land Use Bylaw definition.  Commercial, Highway means commercial development located adjacent to a provincial highway whereby the primary purpose and intent is to provide for a broad range of commercial uses to serve the convenience needs of the travelling pub lic and local residents.  Commercial, Retail means the retail sales with the use of a building, or part of a building, where goods, wares, merchandise, substances, articl es, food, or things are stored and are for sale at retail price and includes storage on the premises of limited quantities of such goods, wares, merchandise, substances, articles, food, or things sufficient only to service such store. Examples of this use may include but not be lim ited to, department stores, hardware stores, convenience stores, pharmacies, grocery stores, clothing stores, shoe stores, and gift stores. Committee means the Intermunicipal Development Plan or Joint Planning Committee established in this Plan. Conceptual Design Scheme means a general site layout plan which provides for the orderly development of a parcel or group of parcels, usually for less than five lots. It is a planning tool which is a type of “mini” area structure plan, usually less detailed, typically illustrating lot layouts and sizes, roads, topography and general servicing information. It is usually not adopted by bylaw, but may be if the municipality desires to do so. Concept Plan means a generalized plan indicating the boundaries of a parcel or parcels of land which identifies (at a minimum) the proposed land use, land-use intensity, and road and infrastructure servicing alignments and/or linkages. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix C Confined Feeding Operation (CFO) means an activity on land that is fenced or enclosed or within buildings where livestock is confined for the purpose of growing, sustaining, finishing or breeding by means other than grazing and requires registration or approval under the conditions set forth in the Agricultural Operation Practices Act (AOPA), as amended from time to time, but does not include seasonal feeding and bedding sites. CFO Exclusion Area means the area within the Intermunicipal Development Plan where new confined feeding operations (CFOs) are not permitted to be established or existing operations allowed to expand. Core Area Concept means a defined area within this Plan where future non-agricultural development has been clustered or concentrated in a central area of the Plan for future development in a planned, managed and orderly manner. Country Residential, Grouped means existing or proposed residential uses on more than two adjacent parcels of less than the minimum extensive agricultural parcel size, and may consist of the yard site of a former farmstead. Country Residential, Isolated means one or two existing or proposed country residential uses. Country Residential Use means a use of land, the primary purpose of which is for a dwelling or the establishment of a dwelling in a rural area, wheth er the dwelling is occupied seasonally, for vacation purposes or otherwise, or permanently. County means the County of Newell. Deferred Servicing/Development Agreement means an agreement made in consideration of sections 650 or 654 of the Municipal Government Act, between a developer and the municipality for the provision of services to serve the development, whereby the municipality may agree to have the developer delay or defer the requirements to provide or construct those services at a later date (as defined i n the agreement); or, to require the developer to tie-in to major municipal infrastructure at any time in the future whereby it may be installed to or past the property line of the parcel or developmen t project, when the services were not initially installed or available in the location of where the development occurred. Development means: (a) an excavation or stockpile and the creation of either but does not include turning over soil with no immediate activity on th e land in the near future; or (b) a building or an addition to, or replacement or repair of a building and the construction or placing of any of them in, on, over or under land; or (c) a change of use, or a building, or an act done in relation to land or a building that results in, or is likely to result in, a change in the use of the land or building; or (d) a change in the intensity of use of land or a building or an act done in relation to land or a building that results in, or i s likely to result in, a change in the intensity of use of the land. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix C Development Cells mean those individual and defined development areas that are referred to in this Plan (and associated mapping) in providing f or the orderly and managed growth through the appropriate staging or sequencing of development of those specified lands as articulated in this Plan. Discretionary Use means the use of land or a building in a land use district for which a development permit may be approved at the discretion o f the Development Authority with or without conditions. District means a defined area of a municipality as set out in the land use district schedule of uses and indicated on the Land Use Dist ricts Map. Dispute Settlement or Resolution means a formal process that provides the means by which differences of view between the parties can be settled, in a peaceful and cooperative manner. These differences may be over their opinions, interpretations, or actions of one party in regards to decision making in the IMDP Plan area or interpretation of the IMDP policies. Dwelling Unit means self-contained living premises occupied or designed to be occupied by an individual or by a family as an independent and separate housekeeping establishment and in which facilities are provided for cooking and sanitation. Such units include sin gle-detached dwellings, modular homes, manufactured homes and moved-in buildings for residential use. Endeavour to Assist means an agreement and process used by a municipality to compensate initial developers who may oversize or install infrastructure to service their development, where later developments may access or tie-in to those services, and is typically addressed through clauses in the Development Agreement. These Endeavour to Assist Agreements are put in place to assist developers who install infrastructure as a front end service that will be a benefit to adjacent developers in the future. Any cost recovery required through such agreements is over and above the off -site levies attached to any specific parcel. Extensive Agriculture means the general raising of crops and grazing of livestock in a non-intensive nature, typically on existing titles or proposed parcels usually 64.8 ha (160 acres) on dryland or 32.4 ha (80 acres) on irrigated land. Farmstead means an area in use or formerly used for a farm home or farm buildings or both and which is impractical to farm because of the existing buildings, vegetation or other constraints. Farming means the use of land or buildings for the raising or producing of crops and/or livestock but does not includ e a confined feeding operation for which a registration or approval is required from the Natural Resources Conservation Board. First Parcel Out means the first subdivision from a previously unsubdivided quarter section of land. The subdivision a uthority may consider a quarter section to be unsubdivided if the previous subdivisions were for the purpose of public or quasi -public use. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix C Freestanding Sign means any sign or display supported by a freestanding column or structure. Fringe or Urban Fringe means the approximate one- to two-mile area around the municipal boundary of an urban municipality and includes the designated Rural Urban Fringe district of the County of Newell Land Use Bylaw. Industrial Land Use:  Light Industrial means industrial uses that provide for a high-quality development and that operate in such a manner that no nuisance factor is created or apparent outside of an enclosed building. Limited outdoor activities (loading, service, storage, display, or the lik e) that are accessory to a principal use may occur providing the scale of such activities does not unduly conflict with the primary purpose, character or nature o f a business light industrial use/district or dominate the use of the site. Business light industrial use areas are intended for sites typically located in a planned business centre or office park environment that are located in highly visible and accessible locations and display a higher standard of design a nd appearance (inclusive of site, building and landscape designs). Examples of this use may include but not be limited to, automotive and recreation vehicle storage, sales, rentals and service; machinery and equipment sales, rental and service; farm service product sales; bulk fuel storage and sales; car/truck wash; warehousing; storage and distribution, light industrial processing and manufacturing; garden centres; offices; professional services; and business support services.  Isolated Light Industrial means industrial uses located or proposed to be located on parcels of land not adjacent to other proposed or existing industrial uses, and that, in the opinion of the Development Authority, would not substantially change the agricultural characteristics of an area.  Industrial means development used for manufacturing, fabricating, processing, assembly, production or packaging of goods or products, as well as administrative offices and warehousing and wholesale distribution use which are accessory uses to the above, provided that th e use does not generate any detrimental impact, potential health or safety hazard, or any nuisance beyond the boundaries of the developed portion of the site or lot upon which it is situated.  Noxious or Heavy Industrial means industry which involves processing of an extractive or agricultural resource which is deemed to be hazardous, noxious, unsightly or offensive (smoke, dust, glare) and cannot therefore be compatibly located in proximity of a residential environm ent. Examples should include, but are not limited to: anhydrous ammonia storage, abattoirs, oil and gas plants, seed cleaning plants, bulk fuel depots, livestock sales yards, gravel/sand puts or stone quarries, auto wreckers or other such uses determined by the Development Authority to be similar in nature. Intensive Agriculture means any concentrated method used to raise crops or to rear or keep livestock, animals, poultry or their products for market , including such operations as horse riding stables, poultry farms, pastures, fur farms, tree farms, sod f arms, apiaries, dairies, and similar specialty uses conducted as the principal use of a building or site. Low Impact Design means a term used to describe a land planning and engineering design approach to manage stormwater run -off which emphasizes consideration and use of on-site natural features to protect water quality. It uses a set of best management practices (BMPs) which seek to reduce stormwater quantity and improve stormwater quality at its source. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix C Intermunicipal Development Plan (IMDP) Committee means the members assigned by each respective council to the Joint Planning Committee for the purposes of administering and monitoring the Intermunicipal Development Plan. Intermunicipal Development Plan (IMDP) Boundary means the agreed to area the IMDP will govern and is the referral area for the Plan and all development applications and statutory bylaw amendments on lands within the identified plan area that will be referred to the IMDP Commit tee. May means, within the context of a policy, that a discretionary action is permitted. MGA means the Municipal Government Act Revised Statutes of Alberta 2000, Chapter M -26, as amended. Mixed Use means the land or a identified parcel may be used or designated for more than one specific type of land use, and typically in volves some type of residential use mixed with commercial and/or public/institutional. Municipal Council within the boundary of the Town of Bassano means the Bassano Council, and within the boundary of the County of Newell means the County Council. Municipal Development Plan means a statutory plan, formerly known as a general municipal plan, adopted by bylaw in accordance with sec tion 632 of the Municipal Government Act, which is used by municipalities as a long-range planning tool. Noxious Use means a use, usually industrial or commercial in nature which, by reason of emissions (i.e. air, water, glare or noise), is h azardous to human health, safety or well-being and cannot reasonably be expected to co-exist in proximity to population concentrations. Nuisance means any use, prevailing condition or activity which adversely affects the use or enjoyment of property or endangers persona l health or safety. Off-Site Levy means the rate established by a municipal council that will be imposed upon owners and/or developers who are increasing the use of utility services, traffic services, and other services directly attributable to the changes that are proposed to the private property. The rev enues from the off-site levies will be collected by the municipality and used to offset the future capital costs for expanding utility services, transportation network, and other services that have to be expanded in order to service the needs that are proposed for the change in use of the property. Overlay Plan means the same as Shadow Plan. Permitted Use means the use of land or a building in a land use district for which a Development Authority shall issue a development permit with or without conditions providing all other provisions of the Bylaw are conformed with. Plan means the County of Newell and Town of Bassano Intermunicipal Development Plan. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix C Principal Building or Use means the building or use of land or buildings that constitutes the dominant structure or activity of the lot. Provincial Highway means a road development as such by Ministerial Order pursuant to the Highway Traffic Act and described by plates published in the Alberta Gazette pursuant to Alberta Reg. 164/69 as 500, 600, 700 and 800 series or Highways 1 and 36. Provincial Land Use Policies means those policies adopted by the Minister of Municipal Affairs pursuant to section 622(1) of the Municipal Government Act. Public and Quasi-Public Building and Uses means a building or use which is available to or for the greater public for the purpose of assembly, instruction, culture or community activity and includes, but is not limited to, such uses as a school, church, cemetery, community hall, education al facility, parks or government facilities. Quasi-Urban Development means development which is somewhat or partially similar in nature, appearance and standards to urban development, but it is not fully at that scale or level. In other words, it may be categorized as a relaxed urban standard or a higher rural standard than what is normally applied or considered typically rural. Public Roadway means: (a) the right-of-way of all or any of the following: (i) a local road or statutory road allowance, (ii) a service road, (iii) a street, (iv) an avenue, or (v) a lane, (vi) that is or is intended for public use; or (b) a road, street or highway pursuant to the Public Highways Development Act. Public Utility means a system, works, plant, equipment or service owned and operated by a municipality or corporation under agreement with o r franchised by the municipality, or by a corporation licensed under a Federal or Provincial Statute and which furnishes services and facilities to the public and includes, but is not limited to: (a) communication by way of telephone, television or other electronic means; (b) public transportation by bus or other means; and (c) production, transmission, delivery or furnishing of water, gas or electricity to the general public. County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix C Retail Node means an identifiable commercial/retail grouping or cluster of uses subsidiary and dependent upon a larger grouping of simila r or related uses. Road Network Concept means a conceptual plan for the future road network in the Plan area which identifies the general location, layout, intersections and access points, and also integrates/aligns with the adjacent Town of Bassano road system and adjacent highway systems. Setback means the perpendicular distance that a development must be set back from the front, side, or rear property lines of the building site as specified in the particular district in which the development is located. Shadow Plan means a conceptual design drawing which indicates how parcels of land may be further subdivided and typically illustrates minimum sized urban lots, road alignments to adjacent road networks, servicing corridors and building pockets as to where dwellings should be loc ated, so as not to fragment land or interfere with urban growth plans. Shall or Must means, within the context of a policy, that the action is mandatory. Should means within the context of a policy that the action is strongly encouraged but it is not mandatory. Site means a lot, a group of contiguous lots or portion of a lot on which a building or use exists or which is, in the opinion of the Development Authority, the subject of an application for a Development Permit. Smart Growth or Compact Design is a term used to describe approaches to managing the growth and development of communities that aim to improve environmental, economic and social sustainability, particularly by reducing urban sprawl and dependence on the automobile for transportation. It means more compact, higher-density and promotes mixed-use, especially along connecting corridors. Smart growth policies are intended to integrate land-use and infrastructure planning, fiscal and taxation measures, sustainable energy and regional governance. Stormwater Management Plan (SWMP) means a plan completed by a licensed professional engineer that proposes to manage the quality and quantity of stormwater, or run-off, collected and/or released from a parcel(s) into the watershed. Soils Classifications means the classification of soils in accordance with the Canadian Land Inventory on the basis of soil survey information, and are based and intensity, rather than kind, of their limitations for agriculture. Town means Town of Bassano. Traffic Impact Assessment (TIA) means an evaluation or analysis completed by a licensed professional engineer (typically specializing in traffic) of the effe ct(s) of traffic generated by a development on the capacity, operations, and safety of a public road or highway an d generally includes summary of any mitigation County of Newell & Town of Bassano Intermunicipal Development Plan Bylaw No. 1820-15 & Bylaw No. 855/15 Appendix C measures or roadway improvements required. The analysis should provide a basis for determining the developer’s responsibilit y for specific off-site improvements. Transition means an area of land in the process of changing from one use to another or an area which functions as a buffer between land uses of different types or intensity. Waiver or Variance means a relaxation of the numerical standard(s) required of a development as established in the Land Use Bylaw. A waiver cannot be granted for use. Working Area means those areas that are currently being used or that still remain to be used for the placing of waste material, or where w aste processing or a burning activity is conducted in conjunction with a hazardous waste management facility, landfill or storage site (Subdivision and Development Regulation AR 43/2002). Xeriscaping (xerigardening) means landscaping and gardening in ways that reduce or eliminate the need for supplemental water from irrigation and includes plants whose natural requirements are appropriate to the local climate are emphasized. Xeriscaping refers to a set of princi ples that are practical and environmentally friendly, and while it may incorporate rocks and gravel it does not focus on it, but on greenery.