HAMLET OF KINGMAN AREA STRUCTURE PLAN Prepared by: Austrom Consulting Ltd. Page 1 of 19
Table of Contents TABLE OF CONTENTS... 2 1. BACKGROUND... 3 1.1 PLAN AREA... 3 1.2 PLAN PURPOSE... 3 1.3 LEGISLATIVE FRAMEWORK... 3 1.4 PLAN PREPARATION PROCESS... 4 2. SITE ANALYSIS... 5 2.1 MUNICIPAL INFRASTRUCTURE... 5 2.2 EXISTING LAND USE... 5 2.3 PHYSICAL DEVELOPMENT CONSTRAINTS AND OPPORTUNITIES... 6 3.0 GENERAL LAND USE... 10 3.1 OBJECTIVES... 10 3.2 POLICIES... 10 4.0 AGRICULTURAL DEVELOPMENT... 13 4.1 OBJECTIVES... 13 4.2 POLICIES... 13 5.0 RESIDENTIAL DEVELOPMENT... 14 5.1 OBJECTIVES... 14 5.2 POLICIES... 14 6.0 COMMERCIAL DEVELOPMENT... 15 6.1 OBJECTIVES... 15 6.2 POLICIES... 15 7.0 RECREATION, PARKS AND OPEN SPACE... 16 7.1 OBJECTIVES... 16 7.2 POLICIES... 16 8.0 TRANSPORTATION... 17 8.1 OBJECTIVES... 17 8.2 POLICIES... 17 9.0 UTILITIES... 18 9.1 OBJECTIVES... 18 9.2 POLICIES... 18 10.0 IMPLEMENTATION... 19 10.1 OBJECTIVES... 19 10.2 POLICIES... 19 Page 2 of 19
1. Background 1.1 Plan Area Kingman is an established rural hamlet that provides primarily social and cultural services to the surrounding agricultural community. Kingman lies within the northern portion of Camrose County. The hamlet is located on Range Road 195 approximately 24 kilometres north east of the City of Camrose. The Area Structure Plan includes the lands presently within the defined hamlet boundary and the surrounding farmlands in the adjacent quarter sections. 1 1.2 Plan Purpose The purpose of preparing an Area Structure Plan (ASP) for the Hamlet of Kingman is to ensure that development within the Hamlet is undertaken in an orderly and equitable manner which ensures the viability of the rural community. The ASP will define specific land use within the plan area, including future subdivision and development. The ASP is intended to mitigate development issues in Kingman over the foreseeable future by addressing long term concerns specific to the Hamlet. The ASP will also address the desirability and feasibility of additional development and redevelopment of properties, the appropriateness of servicing lands and the potential to expand servicing. Specific objectives of the Area Structure Plan will include the following: To develop a plan that will guide future development; To define appropriate growth (residential, industrial, commercial); To promote small scale industrial and commercial activity in the Hamlet that benefits its residents, and which can be properly supported by the Hamlet s infrastructure; and To identify potential opportunities for residential infill, so as to least impact existing properties and municipal servicing. 1.3 Legislative Framework Camrose County s Municipal Development Plan (MDP) states that Council believes that the existing hamlets within the county should be encouraged to grow to take advantage of existing infrastructure. Section 6.10 of the MDP states that Council will encourage the expansion of hamlets, especially those with existing schools, utilities and other tax funding investments in place. In accordance with Section 633 of the Municipal Government Act, an area structure plan must address the following: the sequence of development proposed for the area; the land uses proposed for the area, either generally or with respect to certain parts of the area; the density of population proposed for the area, either generally or with respect to certain parts of the area; and the general location of major transportation routes and public utilities. Page 3 of 19
1.4 Plan Preparation Process The area structure plan was facilitated by a Consultant under contract to the County. The Consultant facilitated two community planning workshops to determine the planning goals and to advise on proposed and suggested land use policies for the hamlet. The Consultant also provided guidance for, and assisted in, community consultation mechanisms which encouraged participation in policy development from local ratepayers. In addition, Camrose County planning and development staff and the division councilor responsible for the area were consulted through the role of technical advisors through the plan process, 1 Community participation was an important component of the planning process. Participation by the public greatly assisted in the identification of key elements of a land use strategy for Kingman. Two community planning workshops were facilitated by the Consultant. The first, an open house held on November 15, 2007, provided attendees with an initial opportunity to identify community goals, identify development opportunities and constraints, and to make suggestions and recommendations regarding existing land uses and future development within and adjacent to the hamlet. The input received was used to draft plan objectives, then in turn draft land use policies. The second community planning workshop was held January 30,. At this open house the Consultant presented a review of the discussions held previously, discussed the proposed land use concept, and a survey respecting the proposed land use policies were available for public review and input. The consultation process also included notification of the Area Structure Plan preparation to the following stakeholders, including provincial government departments and utility companies. Alberta Environment; Alberta Infrastructure and Transportation; ATCO Gas; Battle River School Division; CU Water Ltd.; Cornerstone Christian Academy; East Central Health Region; Fortis Alberta; Sherritt International Company; and Telus Communications. In order to assist in the preparation of land use policies, input was sought from these agencies regarding any interests, issues or concern in the area towards future land use and development. Furthermore, the relevant agencies were referred to for review of the Area Structure Plan. Page 4 of 19
2. Site Analysis 2.1 Municipal Infrastructure The Kingman Servicing Map, supplemented by a physical inspection of the lands, reveals that Kingman contains the following infrastructure: Road Network Water Wastewater There are 2.24 kilometres of developed streets within the hamlet. A majority of these streets are oil surfaced. There is also 0.80 kilometres of undeveloped streets within the hamlet. Kingman obtains its water from CU Water Ltd., which is treated and piped directly homes via a low pressure system. There are also a significant number of homes which utilize private wells and/or cisterns for their water supply. Kingman residents and businesses are serviced via a sewage lagoon that is supported by a gravity sanitary system. 2 2.2 Existing Land Use Residential A site inspection confirms that there are 45 dwellings located within the hamlet. The hamlet consists of eight blocks; two of which have eight homes and two of which have seven homes. The two northwestern and the two southern blocks have the fewest homes due to the existence of community and institutional uses. Using an estimated dwelling unit ratio of 2.60 persons per dwelling (2006 Census dwelling average for Camrose County), it is estimated that Kingman is home to 117 residents. Institutional The Cornerstone Academy, which offers schooling for 129 students from ECS to Grade 12, is located in the south part of the hamlet adjacent to Dominion Street. Other institutional land uses in the hamlet include the Baptist Church, Lutheran Church, community playground and hall, Old School Site, and Museum. The Kingman Recreation Association owns several parcels of land, which are utilized for a variety of purposes including a community hall, sports fields, and skating rink. Commercial and Industrial Commercial uses include the Post Office and the coffee shop in the museum. Page 5 of 19
2.3 Physical Development Constraints and Opportunities Key Assets The Consultant s, along with hamlet stakeholders, have identified the following assets as being key to establish future growth in the Hamlet of Kingman: 1. Clean and Quiet Community with large lots. 2. Local Paved Access Road that doesn t have much industrial traffic. 3. Easy Access to Edmonton/Edmonton International Airport. 4. Existing Institutional Infrastructure and Green Space Lands - There are many institutional and community owned open spaces spread throughout the community. 5. Landscaping including native vegetation. 2 Growth Opportunities The Consultants were pleased in the discussion related to growth opportunities. A number of growth opportunities were identified, including: 1. There are privately owned lands which can facilitate residential infill and expansion. 2. The proposed Dodds-Round Hill Coal Gasification Project may stimulate demand for residential properties in Kingman. 3. There is the potential for a public-private partnership to provide broadband internet services in the Kingman area. 4. Convenience commercial developments such as a gas station and store are desired in the community. Expansion Areas Participants at the Community Planning Workshop identified several expansion areas. The Consultants have identified the areas which present future development opportunities. 1. Pt. W ½ 8-49-19-W4 for Residential Expansion, adjacent to Cornerstone Academy (south). These lands are privately held and no constraints have been identified. It is recommended that the street grid pattern for any new development be maintained. Through the Plan consultation process, Cornerstone Academy has indicated a desire to expand, therefore it is suggested that the developer of this parcel consider this request when future development plans are created. 2. Plan 3196CL Block A for Residential Expansion, north of Baptist Church. These lands are privately held and no constraints have been identified. It is recommended that a modified street grid pattern for any new developments be maintained. 3. Former Rail Right-of-Way for Residential Expansion. These lands are privately held and no constraints have been identified. The lands could be developed for large lot residential uses. Page 6 of 19
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3.0 General Land Use Map 4, Land Use Concept provides the proposed land use concept for the Area Structure Plan. Map 5 shows the proposed growth areas, which supports infill development and shows future growth directions for Kingman. The following objectives and plan policies support the future land use concept. 3 3.1 Objectives a) To establish areas for future growth and expansion. b) To provide for a range of land uses. c) To promote orderly development while minimizing conflicts between land uses. d) To conserve the quality of land, water and natural environment. 3.2 Policies 3.2.1 Map 4, Land Use Concept and Map 5, Development Opportunities, are to be used in conjunction with the policies of this Area Structure Plan as a framework for community growth and the provision of compatible range of land uses. 3.2.2 The land use districts contained within the County s Land Use Bylaw shall be amended to reflect the Land Use Concept herein provided. 3.2.3 Land use development and hamlet growth is to be encouraged to: a) Promote the small town spirit of the hamlet; b) Maintain the feel of a small, safe community; and c) Complement and preserve the aesthetics of the community. 3.2.4 Objects prohibited/restricted in yards (dilapidated vehicles, building materials, multiple RV s, use of RV s as living accommodation) as well as parking of large commercial vehicles on hamlet streets should be restricted in all residential districts. 3.2.5 In accordance with the provisions of this Area Structure Plan, the growth of Kingman is to be on lands that can be serviced by connecting to the hamlet s existing water and/or sewer services in an orderly and cost-effective manner. Page 10 of 19
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4.0 Agricultural Development Since agriculture forms a key component of Camrose County s economic base, the Area Structure Plan desires to maintain the use of agricultural lands with the Plan area for farming operations as long as the lands are not required for growth of Kingman. At the same time, it is important that agricultural activities do not pose undue conflicts with the residential natural of Kingman. 4 4.1 Objectives a) To accommodate and protect existing agricultural operations. b) To direct non-agricultural development to minimize impacts of agricultural operations. c) To discourage the development of confined feeding operations in the immediate vicinity of Kingman. 4.2 Policies 4.2.1 Until such time that the owner of existing farmland desires an alternate land use that is in accordance with the provisions of this Area Structure Plan, existing agricultural lands are to remain allocated for agricultural use. 4.2.2 Council requests the NRCB not allow Confined feeding operations, as defined by Provincial regulations, within one mile of the Hamlet of Kingman boundary. 4.2.3 Small agricultural holdings are to be discouraged unless it can be clearly demonstrated that the proposed small holding parcel meets the specialized requirements of the agricultural industry. Page 13 of 19
5.0 Residential Development The County wishes to encourage aesthetically pleasing residential development which provides for the quiet enjoyment of property and also promotes a sense of community. The integration of parks and open space into residential expansion areas will enhance the appeal of these areas. There are twenty-seven (27) vacant lots available for residential infill. The effective number of available parcels may be less if some parcels are packaged to provide larger lots. There has been interest expressed from landowners adjacent to the hamlet to develop lands for residential purposes. The two most desirable areas for residential expansion include the lands immediately north and south of the hamlet boundary. The development capacity of these potential residential areas far exceeds the existing development within Kingman. The north residential expansion area contains approximately 19.5 acres of land, which, at a density of 6.0 units per acre, could yield 117 parcels at size of 5,000 square feet. A total of twelve (12) acres of lands have been identified as the south residential expansion area, which, at a density of 6.0 units per acre, could accommodate 72 parcels at a size of 5,000 square feet. 5 5.1 Objectives a) To provide areas for a mix of residential housing densities. b) To encourage infill development of existing residential lands. c) To enhance the aesthetic quality of residential areas. d) To establish development standards for manufactured homes. 5.2 Policies 5.2.1 Hamlet residential development shall be serviced with common municipal utilities and be of densities more typical of urban municipalities. 5.2.3 Single detached dwellings shall be encouraged to be the predominant form of housing within the hamlet. 5.2.4 The minimum parcel size for a detached dwelling shall be 463 square metres (5,000 square feet) with a minimum width of 15.2 m (50 feet). The minimum parcel size for a duplex shall be 232 square metres (2,500 square feet) per unit with a minimum width of 7.6 m (25 feet). 5.2.4 Residential land use developments shall strive to achieve a maximum density of 6.0 units per gross developable acre (14.8 units per hectare). 5.2.5 Newly located manufactured homes within the hamlet shall feature the following criteria: have a minimum roof pitch of 5 centimetres (2 inches) of vertical rise for every 30.5 centimetres (12 inches) of horizontal length; have a minimum floor area length to width ratio of 3:1; and be 10 years or newer from the date of movein into the hamlet. 5.2.6 Residential Infill: a) On vacant parcels or redevelopment of under-utilized parcels is encouraged in order to maximize the use of existing municipal infrastructure; Page 14 of 19
b) Should enhance complement the existing streetscape by providing landscaping, site and building design appropriate to adjacent residential development; c) Should respect the established street pattern by ensuring that the front yard setback is consistent with other buildings on the street; d) Should offer an acceptable transition to adjacent residential development by introducing a building form that respects the scale, massing and architectural design of the surrounding residential community; and e) The County shall ensure that the capacity of existing utility systems, street systems and community facilities are not exceeded by residential infill 6 6.0 Commercial Development The County wishes to encourage and promote convenience retail and personal service businesses for Kingman residents. 6.1 Objectives a) To provide areas for commercial activities. 6.2 Policies 6.2.1 Infill commercial development is encouraged adjacent to Main Street between 2 nd and 3 rd Avenues. 6.2.2 It is recognized that any new commercial activities may desire to be located on the Main Street access to the Hamlet between it and Range Road 195, which will require the expansion of the Hamlet boundary. 6.2.3 Unless otherwise approved by the County, all parking requirements for commercial land use developments shall be provided for on-site. 6.2.4 Commercial land use development adjacent to any existing residence will be required to provide a treed buffer in order to minimize the enjoyment of residential areas. 6.2.5 Outdoor storage areas shall be screened. 6.2.6 Security/operator units shall be allowed within a commercial use building. 6.2.7 Home based businesses are encouraged and must comply with the County s Land use Bylaw. Page 15 of 19
7.0 Recreation, Parks and Open Space The Area Structure Plan contains two outdoor recreation areas (at the school site and the Kingman Recreation Association lands). New open spaces will be required in the residential growth areas. The Cornerstone Academy has indicated a desire to expand, therefore it is suggested that Camrose County consider the use of municipal reserves to accommodate school expansion. 7 7.1 Objectives a) To provide areas for recreational facilities and open spaces. 7.2 Policies 7.2.1 In the residential growth areas identified, municipal reserve land shall be dedicated in accordance with the provisions contained in the Municipal Government Act. 7.2.2 As part of the subdivision design in residential areas, the provision of pathway linkages to access public open space shall be encouraged to be facilitated on municipal reserve and/or utility rights-of-way. 7.2.3 The County will consult with the Cornerstone Academy regarding the need for any lands for school site expansion. Consideration should be given to requiring the developer of lands in the south part of the hamlet to contribute municipal reserve in the form of land which can be utilized to accommodate the expansion of the Cornerstone Academy. 7.2.4 The County will consult with the Kingman Recreation Association to determine long-range recreation needs and appropriate uses of municipal reserve lands. Page 16 of 19
8.0 Transportation The County wishes to encourage safe and efficient vehicular traffic within the Plan area. The existing grid pattern within the hamlet should be maintained, however modifications to the grid pattern may be allowed within the identified residential growth area. 8.1 Objectives 8 a) To encourage safe vehicular and pedestrian movement. b) All new and redeveloped residential streets shall be constructed to County standards in effect at the time of construction. 8.2 Policies 8.2.1 Developers are encouraged to maintain the historical grid pattern of streets in the design of new development areas. 8.2.2 All new roads within the Plan Area shall be constructed and paved to County standards, as may be amended from time to time. Page 17 of 19
9.0 Utilities Servicing via the public distribution system is the required method of servicing properties in the Hamlet. Good engineering design practices should be used to address such issues as line sizes and future servicing. Prior to development approvals being given, a detailed water, sanitary and stormwater servicing analysis must be carried out to confirm the servicing requirements of the development and any impact the development will have on the existing system or the area in which the development will occur. 9 Kingman residents presently obtain their water supply from either wells or from CU Water Ltd. The existing water distribution system consists of 100 mm mains and is capable to accommodate another 20 service connections today and with some system upgrades, also will accommodate the future expansion of the hamlet. Presently, wastewater from land uses within Kingman is directed by gravity through 200 mm mains to a lift station from which the wastewater is pumped to the sewage lagoon system northeast of the hamlet. The existing system is capable of supporting a population of 500 residents and thus is capable of supporting hamlet expansion. Kingman presently does not have a formal storm water management system. Storm water run-off generally moved towards historical drainage courses. 9.1 Objectives a) To ensure water distribution and wastewater collection is provided in a safe and efficient manner. b) To serve residents with municipal water and sewer services. c) To require future developments to meet provincial storm water management requirements and have proper on-site grading. 9.2 Policies 9.2.1 All future development within the Plan area shall be connected to the municipal water and sewer system. 9.2.2 Prior to subdivision approval, the developer shall be required to provide detailed engineering plans to describe how the water, sanitary and storm water servicing will be fulfilled. 9.2.3 The use of road right-of-way for storm water conveyance must be designed to accommodate a 1:100 year storm and not adversely affect traffic. Should the road right-of-way not be able to accommodate the 1:100 storm, on-site storm water ponds will be required. Storm water storage or retention is not allowed within road right-of-ways. 9.2.4 Deep services may be allowed in right-of-ways at the discretion of the County. 9.2.5 Utility cost recovery programs, such as off-site levies, shall be implemented. 9.2.6 Off-site levies shall be implemented through a bylaw adopted by Council. 9.2.7 Unless otherwise specified in a development agreement, the developer shall be responsible for the construction of utility extensions. Page 18 of 19
10.0 Implementation Implementation of the goals, objectives and policies of the Kingman Area Structure Plan will require action by the administration and Council of Camrose County. Monitoring of Area Structure Plan policies, which leads to periodic reviews and updates, should be exercised by the County. A review timeframe should be established in order to ensure that the Plan intent and policies remain current and continue to reflect the needs and aspirations of the community. 10 10.1 Objectives a) To effectively achieve the goals and objectives of the Kingman Area Structure Plan. b) To ensure consistency between the policies of the Kingman Area Structure Plan and the Camrose County Municipal Development Plan. c) To promote consistency between the Kingman Area Structure Plan and the Camrose County Land Use Bylaw. d) To provide for monitoring, review, and update of the Kingman Area Structure Plan. 10.2 Policies 10.2.1 Council and administration of Camrose County shall endeavour to achieve the goals and objectives of the Kingman Area Structure Plan through the implementation of the Plan s policies in all applicable planning, subdivision and development processes. 10.2.2 Council may initiate a review of the Plan from time to time to ensure that the intent of the Plan is consistent with changing needs and aspirations of the community. 10.2.3 Council may consider amendments to the Plan in order to address changing or unforeseen circumstances. 10.2.4 In accordance with the Municipal Government Act, Council shall ensure public consultation during consideration of proposed amendments to this Plan and during any review of the Plan. 10.2.5 The Kingman hamlet boundary may be amended from time to time as required to accommodate subdivision and development in the hamlet growth areas. Page 19 of 19