city of meadow lake official community...

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CITY OF MEADOW LAKE

OFFICIAL COMMUNITY PLAN

BYLAW NO. 1/2014 with amendments up to and including Bylaw No. 13/2015 passed September 28, 2015. by City Council.

=================================================================== NOTE: All persons making use of this consolidation are reminded that this document has no legal status, that the amendments have been embodied for convenience of reference, and that the original bylaws should be consulted for all purposes of interpretation and application of the law. Red highlighted entries indicate the amendments to the bylaw.

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North of Divide Community Association 1 City of Meadow Lake Official Community Plan

City of Meadow Lake

Official Community Plan February 9, 2015

Schedule A

This Schedule A forms part of Bylaw 1/2014

________________ Mayor

________________

City Clerk SEAL


TABLE OF CONTENTS

PART 1: INTRODUCTION ................................................... 3

1.1. Purpose of an Official Community Plan ........................................ 3

1.2. Authority and Mandate .................................................................... 3

1.3. Background ...................................................................................... 4

1.4. Projections ....................................................................................... 5

1.5. Approach .......................................................................................... 5

1.6. Consultation ..................................................................................... 5

1.7. How to Read this Plan ..................................................................... 6

PART 2: VISION, PRINCIPLES ........................................... 7

2.1. Vision ................................................................................................ 7

2.2. Principles .......................................................................................... 7

3.1. Introduction ...................................................................................... 8

3.2. Growth and Development Policies ................................................. 8

3.3. Public Realm .................................................................................. 10

3.4. Land Use Policy Areas .................................................................. 10

PART 4: TRANSPORTATION AND INFRASTRUCTURE 21

4.1. Transportation ................................................................................ 21

4.2. Infrastructure .................................................................................. 22

PART 5: IMPLEMENTATION ............................................ 26

5.1. Policies ........................................................................................... 26

APPENDIX I – POPULATION PROJECTION ...................... 32

APPENDIX II – SERVICING DETAIL ................................... 34

Part 1: Introduction

1.1. Purpose of an Official Community Plan

1.1.1. This Official Community Plan is adopted by the City of Meadow Lake, in accordance with sections 29 and 32 of The Planning and Development Act, 2007, (the Act), to provide a framework of goals, objectives and policies to guide the management and use of land, along with its future development, within the City limits. This Plan is designed to assist decision makers in securing the future and current goals of the community while evaluating the future effects of decisions regarding land use planning.

1.1.2. The City of Meadow Lake’s Official Community Plan (OCP) provides a vision of what the community would like the City to look like in the future, and includes land use policies to assist in achieving this vision. It provides the municipality with an avenue to address issues such as economic development, infrastructure development, and unique issues and opportunities. To become an “official” community plan, the OCP must be adopted by City Council, and all future land use decisions should be consistent with the OCP. However, the OCP is a living document and as such the City may amend it in response to changing conditions.

1.2. Authority and Mandate

1.2.1. Section 32 of the Act states that an Official Community Plan must incorporate applicable provincial land use policies and Statements of Provincial Interest, with respect to:

• Sustainable current and future land use and development in the municipality;

• Current and future economic development; • The general provision of public works; • The management of lands that are subject to natural hazards,

including flooding, slumping and slope instability; • The management of environmentally sensitive lands; • Source water protection; and • The means of implementing the Official Community Plan.

1.2.2. An Official Community Plan may also include:

• Statements of municipal policy regarding sustainable current and future land use and development in the municipality;

• Policies regarding the coordination of municipal programs relating to development;

• Policies regarding the use of dedicated lands; • Concept plans, pursuant to the Act; • A map or series of maps that denote current or future land use

or policy areas; • Any other statements of policy relating to the physical,

environmental, economic, social or cultural development of the municipality that Council considers advisable; and

• Policies that address the coordination of land use and development, future growth patterns and public works with adjacent municipalities.


1.3. Background

General Meadow Lake is known as “The Gateway to the North” as it functions as the trading centre for the larger northwest community. The City is the largest urban centre in the region and is strategically located to serve the surrounding area and various industries. Meadow Lake features a wide range of health, education and community services that cater to the existing community and region. The main industries that employ residents of Meadow Lake are forestry, agriculture, construction, transportation service as well as Federal and Provincial government positions. The surrounding areas also provide significant employment opportunities including the existing mills located near the City as well as resource and tourism development industries.

The appeal of surrounding areas, nearby development and existing economic base provide many opportunities for the City going forward. The proximity of Meadow Lake to Flying Dust First Nation and development in the Rural Municipality (RM) of Meadow Lake provide potential linkages for increased shared utility infrastructure and community services. Within the City boundaries is significant land allocated to support increased commercial and industrial growth. There is also sufficient land available for new residential expansion and opportunities for infill development. The downtown/core also has potential for increased commercial and residential services through mixed use developments.

Transportation Meadow Lake is less than 2 hours driving distance from three small cities: Lloydminster, North Battleford and Cold Lake. The Class 1 highway which links Meadow Lake to all the major centres (Edmonton, Saskatoon) is Highway 4 south to North Battleford. From there all the major centers are easily accessible on Class 1 highway.

Currently the four highways that connect Meadow Lake to other economies are: Highway 4 south to North Battleford; the system of highways and roads that connect Meadow Lake to Lloydminster;

Highway 55 north-west to Cold Lake AB; and Highway 55 south-east to Prince Albert. These roadways are the main road transportation arteries for Meadow Lake.

Meadow Lake has one airport that is owned and operated by the Saskatchewan Ministry of Highways. This airport features a 5,000 ft asphalt runway which can accommodate larger aircraft.

Prior to the current owners’ decision to discontinue rail services, which officially ended in April of 2009, the City of Meadow Lake had access to reliable rail service. Efforts to reactivate the Meadow Lake – Speers short rail line were not successful.

Infrastructure The water infrastructure system in Meadow Lake has been updated several times (in 1980, 1986, and 2006) and can serve a population of 10,000 (including Flying Dust First Nation). The average consumption is 400,000 imperial gallons per day, or 1800 cubic metres. There are three raw water reservoirs which can store up to five months of water, and an additional one million gallons of potable water in storage.

The wastewater infrastructure system features three lift stations, two aerated lagoons, four holding lagoons, and a cattail lagoon, all of which are designed to serve a population of 7,500. In 2009 a fourth sewage lagoon cell was constructed with plans in the near future for a mechanical sewage treatment plant to upgrade the present sewage system to serve a population of 10,000.

Solid waste management in the City is controlled by the Northwest Regional Waste Management Authority which operates a regional landfill. The landfill opened on October 1, 2008 and is a joint effort between the City of Meadow Lake, the RM of Meadow Lake No. 588, the Village of Goodsoil, the RM of Beaver River No. 622 and the Village of Dorintosh. The regional landfill is located 14 miles west of the City on Highway 55.


1.4. Projections

The City of Meadow Lake is a growing community. Its role as a focal point in the region means that there are upward pressures on population. As of 2011 the population was 5,045. Over the course of this plan, the population is expected to grow to 5,713 people with 2,857 jobs. This is a population growth of 13% over the course of the 20 year planning window of this plan. Flying Dust First Nation has a service based population of 660 that is expected to grow to 747 in 2032.

1.5. Approach

The project to create this OCP was initiated in April 2011. Over a period of several months, the project team conducted background research and engaged a wide range of stakeholders to identify the existing conditions in the region. From this, they developed a series of draft Vision and Principles, which were then used to create and evaluate several development options. The development options were presented as one Land Use Concept, based on the opportunities and constraints that were identified. The feedback that was provided was consolidated and one preferred Development Concept was created. This development concept provided the basis for the drafting of the OCP. The draft OCP went through various forms of consultation prior to its completion.

1.6. Consultation

There was public consultation and stakeholder engagement throughout the project process to communicate to stakeholders why the project is taking place, what the project is about and to invite participation in the process. The first opportunity for the public to be involved was at a public open house on November 26, 2011 at the Meadow Lake Holly Berry Festival. The public was asked to provide feedback on the analysis of opportunities and constraints. Also there was presentation of a land use concept for the City where specific features of the concept were evaluated. The second opportunity for the public to provide input was at a public open house held at the Meadow Lake Chamber of Commerce Cultural Fair on April 28, 2012. A draft of the OCP was presented with a

revised land use concept and draft policies to guide development in the City for the next 20 years. Feedback that was received from the public helped shape the document through the drafting stage.

Another opportunity that was available for consultation and input were stakeholder meetings. Stakeholders were identified at the beginning of the project as being subject matter experts that could provide helpful direction on various aspects of the plan. The stakeholders that were involved included: members of the North of Divide Community Association (NODCA), the Municipal Affairs Community Planning Branch, the Public Advisory Group, First Nations, and government ministries/organizations.

Stakeholder engagement session


1.7. How to Read this Plan

The OCP is meant to be read in its entirety. To ensure a complete understanding of the OCP, it is recommended that the reader avoid reading specific sections or policies in isolation.

The background information and activities that led to the formation of this Plan are detailed in the Annexes and should be consulted for further details.

This OCP contains policy areas, policies, and schedules that are intended to guide future growth and development within the City. All land within the City now has a land use designation (e.g. Residential Stable), which then subjects it to its designation’s land use policies (i.e. Residential Stable policies). Land use designations are shown on the schedules, which are maps displaying the approximate boundary of the land use designation policy areas.

Definitions of key terms can be found in the Statements of Provincial Interest. All policies in this OCP are to conform to The Planning and Development Act, 2007 and the Statements of Provincial Interest.


Part 2: Vision, Principles

2.1. Vision

Meadow Lake is a progressive city bolstered by a strong spirit and sense of community. Serving as a regional hub for northwest Saskatchewan, Meadow Lake supports the growing resource, agriculture and tourism sectors. Anchored by its abundant recreational amenities and picturesque natural surroundings the community is an outstanding location for families, professionals and businesses. The community’s growth will allow for increased education and commercial opportunities that will make it more attractive to current and future residents. The residents of Meadow Lake are also committed matching the beauty of their environmental setting to the appearance of their city while maintaining sustainable growth.

Visioning exercise at public open house

2.2. Principles

Live • Create a range of housing choices while maintaining

affordability. • Provide a variety of educational opportunities to serve the City

and region. • Promote the efficient use of land through a mix of uses, infill and

new development. • Create a safe and accepting community.

Invest • Promote Meadow Lake as a regional hub by facilitating

development of a wide range of services and amenities. • Revitalize the downtown core to create a focal point for the

community. • Provide a variety of transportation choices for residents and

businesses. • Seek cost-effective options and new funding models for future

infrastructure development to support growth and ensure community viability.

Enjoy • Create an open space network connecting parks, community

facilities, neighbourhoods and the Lake. • Protect shore lands and habitat along the Lake and ensure

development does not occur in flood-prone areas. • Provide a wide range of recreation opportunities to promote

healthy living and capture increased tourism opportunities.

Collaborate • Encourage community and stakeholder involvement in

development decisions. • Foster cooperation with Flying Dust First Nation and develop

further opportunities for collaborative and complementary infrastructure and land uses.

• Promote inter-municipal and inter-governmental cooperation that facilitates strong partnerships and coordinated development.


Part 3: Future Land Use Concept and Policy Areas

3.1. Introduction

This section contains policies and designations that will inform growth and development within the City of Meadow Lake. The OCP should be read in conjunction with the NODCA District Plan which provides direction to Meadow Lake’s role within the region.

3.2. Growth and Development Policies

3.2.1. As identified in the NODCA District Plan, the City of Meadow Lake is to serve as a regional hub for surrounding areas and is expected to continue as such into the future.

3.2.2. The City will encourage intensification of current residential and employment areas towards meeting its population and growth targets. A target of 40% residential development through infill has been established to take advantage of existing services and to ensure appropriate phasing and sequencing of development.

3.2.3. Within the current land budget of the City, additional population can be accommodated as follows:

a) 1,200 additional residents can be accommodated within vacant lands

b) 290 additional jobs can be accommodated within vacant commercial land

c) 200 additional jobs can be accommodated within vacant industrial land

3.2.4. The Land Use Map (Schedule A) defines those areas of the City where growth will be directed, where neighbourhoods will remain stable, and other existing features such as parks, industrial lands and commercial areas within the City.

3.2.5. The City’s currently serviced industrial, commercial, recreational and residential land uses are a significant draw and provide necessary services for the City as well as surrounding residents and industry. Future development should prioritize currently serviced areas of the City.

3.2.6. The City will prioritize investment and development within the downtown core, along the Highway 55 corridor and Highway 4 corridor.

3.2.7. The western portion of the city will continue to grow into a commercial and industrial development focused corridor. This location will benefit from its proximity to Highway 4, which is recognized as a significant transportation corridor through the region.

Residential 3.2.8. The City’s land base is largely made up of low density single

family neighbourhoods, punctuated by areas of commercial activity along Highway 4 and 1st Ave and industrial uses in the south west of the city.

3.2.9. Residential expansion is anticipated to occur in the southern portion of the City.

3.2.10. Long term residential expansion is expected to occur to the northwest of the current City boundaries. This is not anticipated within the timeframe of this planning document, and therefore not shown in Schedule A, but should be acknowledged.

Residential development


3.2.11. Further residential development is currently limited because of the lack of servicing capacity in the eastern portion of the City and the lack of undeveloped land within the City boundary. Extension of municipal services to the eastern residential areas is a long term priority of the City.

3.2.12. Opportunities for densification of the residential areas in the centre and east of the City are something that should be pursued. However, servicing upgrades would require a significant investment so it is important to consider the long term potential in this area when evaluating nearby servicing upgrades.

Mixed Use 3.2.13. Meadow Lake contains multiple areas that have a high

potential for mixed use redevelopment. These include:

a) Current exhibition grounds: There is potential for this area to be developed as a mixed-use community with multi-family residential, small-scale commercial and community buildings. There is also potential to incorporate some of the characteristics of exhibition grounds into the built-form of the redevelopment to create a unique neighbourhood character.

b) Lands around the Northwest Regional College: There are currently vacant lands that could be used for mixed-use with a combination of residential institutional uses and connections to the existing commercial site along Highway 4. This would allow for further expansion of the college, which would aid in retention of local youth in the region.

c) Southernmost portion of the City along Highway 4: There is potential for mixed used with commercial and residential uses in this area. This location could serve as a location for larger format commercial with regulation to ensure it can transition into other uses as necessary.

Downtown 3.2.14. The downtown core, conceptually defined at the intersection

of Centre Street and 1st Avenue, will function as a mixed use core and become a focal point for the City. Commercial growth will be directed to this area and downtown renewal will be pursued to ensure its long-term viability.

Businesses on Centre Street

Gateways 3.2.15. When entering the City, four gateway areas will be pursued

in the areas adjacent to 1st Avenue and 9th Avenue where they intersect Highway 4, at the southern edge of the City on Highway 4 and at the eastern edge of the City on Highway 55 as depicted in Schedule A. Gateways shall provide entry-ways to the community and serve to help direct people towards the main downtown core and other areas of interest to the travelling public.

3.2.16. Gateways will be designed to a high development standard reflective of their importance in way-finding and introducing visitors to the City. The southern gateway, located at the storm water management facility, will be a major focal point for recreation, events and tourist attractions.


Utilities 3.2.17. Two areas, located in the far northeast and southwest, have

been identified as public servicing areas. These areas contain existing and potential locations for utility services that would benefit the entire city.

3.3. Public Realm

3.3.1. The public realm consists of all publicly owned spaces (including all roads, sidewalks, parks and open spaces) and the relationship between the total built environment with these public spaces. The key public realm components of this OCP are the creation of a human-scaled environment along key streets, 1st Avenue, Centre Street, and 9th Avenue, and the creation of defined gateways into the City as depicted in Schedule B.

3.3.2. Public realm improvements will be focused along key corridors connecting regional highways to the downtown (along 1st Avenue and 9th).

3.3.3. Sidewalks along streets designated for public realm improvement shall be between 1.7m-2.0m along both sides to allow for amenities such as benches, planting, and lighting. All other sidewalks shall have a minimum width of 1.5m or as directed within the Zoning Bylaw.

3.3.4. Lighting and signage standards will be coordinated along the key streets and gateways in order to establish a consistent identity for the City.

3.3.5. Any new buildings adjacent to park spaces shall be designed to animate the edges of parks, with the principal building entrance fronting park spaces.

3.3.6. Community engagement activities such as market opportunities, community gardens, and public art will be encouraged to locate in parks and open spaces.

3.4. Land Use Policy Areas

This section provides a description and policies around each of the land use policy areas.

Mixed Use Centre Policy Area 3.4.1. The mixed use centre is an urban area designated for future

mixed use intensification with a high level of servicing and enhanced public realm that generally are located around intersections of two corridors or central downtown areas.

3.4.2. Permitted uses within the mixed use centre will comprise commercial-related mixed use, institutional, residential, public roads, utilities and ancillary shops and services.

3.4.3. The mixed use centre will accommodate the highest density land uses in the City.

3.4.4. Ground floor uses will be retail, office, or community uses that invite public activity. Residential and/or professional uses will be encouraged in upper storeys.

3.4.5. Public gathering spaces shall be provided in the mixed use centre, welcoming residents and visitors alike.

Interaction of public and private areas


Mixed Use Node Policy Area 3.4.6. Mixed use nodes are comprised of urban areas designated

for expansion or intensification located at intersections of prominent corridors and arterials that will serve as future sites of commercial-related mixed use development with high quality urban design.

3.4.7. Uses considered within mixed use nodes will comprise commercial-related mixed use, institutional, residential, public roads, utilities and ancillary shops and services.

3.4.8. Two mixed use nodes are considered within the OCP as identified in Schedule A and are referred to as Southern Mixed Use Node and Eastern Mixed Use Node.

3.4.9. Mixed use nodes will accommodate higher density land uses with a range of land uses as identified above that can be mixed in either horizontal or vertical forms.

3.4.10. In vertical mixed use developments, ground floor uses will be retail, office, or community uses that invite public activity. Residential and/or professional uses will be encouraged in upper storeys.

3.4.11. Public gathering spaces shall be provided in mixed use nodes, welcoming residents and visitors alike.

3.4.12. [Repealed]

3.4.13. The Southern Mixed Use Node should have a medium density and be developed in relation to the adjacent area identified as Residential Expansion. Uses that should be located in this node are medium density residential uses, such as townhouses, duplexes and apartments, special needs housing, small scale commercial, and institutional.

The recommendations of the 2010 South Residential / Commercial Development Study should be consulted when developing the Southern Mixed Use Node and adjacent Residential Expansion areas.

3.4.14. The Eastern Mixed Use Node will be encouraged to maintain, wherever possible, its historic character as the Exhibition grounds.

Mid-rise buildings should have frontage along 3rd Street East and 4th Avenue, with commercial/office uses located at grade with residential above. Other uses that should be located in this node are residential uses such as single family, duplexes, and townhouses.

Residential – Stable Policy Area 3.4.15. Stable residential areas are characterized by a mix of low

density residential uses and may include detached and semi-detached dwelling units, secondary suites, duplexes, townhouses, low density multi-family uses, special needs housing, and places of worship. Small scale local commercial uses such as home based businesses and corner stores may also be permitted. These areas can accommodate some new residential housing, which should consider the surrounding context, including architecture, scale, and lot and lane configuration.

3.4.16. Development in stable areas will be characterized by a mix of low density residential uses and may include (but is not required to include) detached and semi-detached dwelling units, secondary suites, special needs housing, mobile homes, duplexes, triplexes, townhouses and apartments. Residential densities from 10 to 50 units per hectare, in one to three storey building forms, will be supported.

3.4.17. New developments within residential stable areas shall consider its surrounding context, including architecture, scale, and lot and lane configuration.


Multple unit development

Residential – Expansion Policy Area 3.4.18. Residential expansion areas are residential areas that

should be planned, designed and phased to ensure a compact, contiguous, and well-designed urban form which uses land and infrastructure efficiently. Developments in expansion areas should be encouraged to provide a mix of residential options such as detached and semi-detached dwelling units, secondary suites, duplexes, medium density multi-family residential uses such as detached townhouses, row houses, stacked townhouses and apartments.

3.4.19. Residential expansion areas may also contain community amenity uses such as places of worship, child care, libraries or community space. Environmental design considerations should be encouraged, for example, maintaining natural areas, and reducing the total built-up area of the subdivision through reductions in road requirements and encouraging non-porous surfaces instead of hard paved areas.

3.4.20. Residential expansion areas will achieve a minimum density target of at least 17 dwelling units per net hectare (net hectare excludes environmental reserves and arterial roadways).

3.4.21. To help achieve compact growth within expansion areas, public land uses such as school sites, road rights-of-way, stormwater facilities, and so on, should be planned and designed in such a way that they make efficient use of land and optimize public operational and maintenance costs for services.

3.4.22. Council shall enter into servicing agreements with developers of residential subdivisions that meet the following requirements:

a) The developer shall provide information showing how the proposed lot will be serviced with potable water, sewage disposal, stormwater drainage, gas, power and other utilities to the satisfaction of the City;

b) The developer will bear all on-site and off-site costs of development, including but not limited to, new road construction, water and sewer servicing, drainage improvements and utility installations; and

c) Servicing designs will meet all requisite government department requirements, including but not limited to, Saskatchewan Ministry of Environment, Water Security Agency and Saskatchewan Ministry of Health.

3.4.23. Development within expansion areas will be planned with the following environmental design considerations, including:

a) Maintaining natural areas and retaining historic landscaping on the site including buildings, structures, windows, etc;

b) Retaining existing water courses and wetlands and actively integrating storm water management systems with natural water courses;

c) Supporting integration of natural, open space and recreational areas as habitat corridors; and

d) Reducing the overall built-up area of the subdivision through reductions in road requirements and hard surfaces in the subdivision.


Residential – Densification Policy Area 3.4.24. Residential densification areas can accommodate change

through densification and redevelopment provided that they: complement the character of the existing neighbourhood; are sensitive to the location, massing and height of adjacent buildings; retains existing trees and vegetation; are supported with infrastructure and services.

3.4.25. Densification can take place on different scales, ranging from the redevelopment of underused buildings to surface parking lots. Some uses that may be permitted in densification areas include semi-detached dwelling units, secondary suites, duplexes, medium density multi-family residential uses such as row houses and fourplexes.

3.4.26. Residential densification areas identified in Schedule A are areas that can accommodate change through densification and redevelopment provided that they:

a) Complement the character of the existing neighbourhood;

b) Are designed in a manner that is sensitive to the location, massing and height of adjacent buildings;

c) Utilize innovative and creative designs that foster distinctiveness, while still respecting the existing character;

d) Maintain an acceptable traffic pattern on nearby roads;

e) Retain existing trees and vegetation and provides additional landscaping to integrate the proposed development with the existing neighbourhood;

f) Preserve significant views and vistas which help define a residential neighbourhood;

g) Ensure an appropriate transition between low-density residential areas and more intensive multi-residential or commercial areas; and

h) Are supported with infrastructure and services.

3.4.27. Home-based business secondary to the principal residence will be encouraged provided that such businesses are compatible with existing adjacent uses and the environment.

Industrial Policy Area 3.4.28. Industrial areas are intended to facilitate economic growth

and provide employment opportunities within Meadow Lake. These uses allow for businesses to operate that require manufacturing, processing, storage of goods. The aesthetic appeal of these uses is not as important as they will generally be located away from major thoroughfares or screened from view. These uses may or may not have nuisances that extend beyond their property boundary, but if so they should be mitigated where possible and not affect residential or institutional areas.

3.4.29. Retail uses such as cafes or restaurants will only be permitted in industrial designations when they provide services to area employees.

3.4.30. Office uses will be permitted only as ancillary to permitted industrial uses.

3.4.31. The City will continue to assess industrial land needs as part of a general employment and investment strategy for Meadow Lake.

Industrial development


3.4.32. Where adjacent to major highways or roads, proper screening should be implemented for sites with outdoor storage.

3.4.33. Nuisances and risk that emanate from industrial areas should not affect residential or institutional areas.

Commercial Policy Area 3.4.34. Commercial uses typically involve a business venture that

caters to residents and visitors by providing a good or service. Generally these uses operate with customers visiting the site or employees traveling from the site by various forms of transportation. These uses can take on various forms from large-format vehicle-oriented development along highways or arterials, down to small-scale pedestrian oriented development in the downtown core or mixed use area.

3.4.35. To help improve the visual realm of Meadow Lake, commercial development should achieve a high aesthetic quality. This can be achieved through high quality building materials, landscaping, site design, and building positioning.

Commercial Development

3.4.36. New extensions and infill commercial development will be encouraged, where appropriate, along both sides of Highway 4, north of 9th Avenue.

3.4.37. Commercial areas should connect to other parts of the City through multi-use pathways, sidewalks, trails and other transportation routes.

3.4.38. Local small businesses should be promoted and supported, including those oriented to home occupation uses, bed and breakfasts, and arts and artisans.

Carpenter High School

Institutional Policy Area 3.4.39. Institutional uses are typically development that serve the

community as a whole and are of public interest. This designation can include a range of public services such as schools, religious buildings, government offices, recreation facilities and health facilities.

3.4.40. New institutional uses should be encouraged to locate close to other institutional uses, as well as existing parks/open spaces and trails wherever feasible.

3.4.41. Walking and cycling connections between institutional uses shall be encouraged.


Utility Policy Area 3.4.42. This designation is to allow for the development of systems

that serve Meadow Lake and surrounding areas. These can include water servicing facilities, wastewater servicing facilities, telecommunication sites, pipelines, stormwater management facilities and other utilities.

3.4.43. Where feasible and practical, the City may pursue more natural, source control methods of managing run-off in order to reduce capital upgrades in the long term. New roads should consider the use of natural drainage techniques (such as bio-swales) to accommodate runoff.

3.4.44. Encourage recycling and waste reduction methods in utility areas.

Environmentally Sensitive Area Policy Area 3.4.45. Environmentally Sensitive Areas, as defined by the

Statements of Provincial Interest, are to be identified, inventoried and mapped as part of the submission of a concept plan or plan of subdivision at the cost of the developer.

3.4.46. All hazard lands, including mapping of Floodplains and Flood Fringe Areas to a 500 year storm, are to be submitted as part of a development application at the cost of the developer, unless directed otherwise by Council, and such areas, after review, are to be set aside from development.

3.4.47. Require flood-proofing of new buildings or new additions to buildings to an elevation of 0.5 meters above the 1:500 year flood elevation.

3.4.48. Set aside as environmental reserves, corridors for wildlife habitat and Environmentally Sensitive Areas for their protection.

3.4.49. Where feasible, support local environmental and heritage protection groups that support upkeep and maintenance of Environmentally Sensitive Areas.

3.4.50. Consider protection of critical viewsheds to the lakes and other viewscapes in the development approval process.

Park and Open Space Policy Area 3.4.51. Park areas include parks, plazas, open spaces, and other

recreation uses, and provide for both active and passive activities. Parks can range from small neighbourhood parks to large destination parks and trails. Cultural events, social gatherings, sports, and other leisure activities may also be held in park areas.

3.4.52. Development other than recreational and cultural facilities is generally prohibited within park areas.

3.4.53. Any new proposed park should physically link with an existing park, open space, and/or the waterfront and be designed to be primarily active or passive in order to maintain a balance within the city.

3.4.54. Selection of future parks should consider the following criteria:

a) linking with existing parks, open spaces, and the waterfront to establish a network;

b) achieving an even distribution of parks throughout the city; and

c) balancing the provision of “active” and “passive” parks in all parts of the city

3.4.55. Encourage publicly accessible open spaces in new developments, such as plazas, walkways or small park nodes.


Baseball diamonds in Lions Regional Park

3.4.56. The City should only recommend subdivision approval where developers dedicate 10% of a parcel as municipal reserve.

3.4.57. The City shall work with residents, developers, government agencies, and community organizations in providing, developing, and maintaining parks and publicly accessible open space.

3.4.58. Open Space areas include golf courses, regional and provincial parkland, undeveloped Crown lands and environmentally sensitive lands, as well as lands used or reserved for public utilities and services. The City shall support the protection of environmentally and culturally significant areas by acquiring lands to be designated open space, especially those lands with significant vistas, such of those of the lake or hilltops. Applications for uses on lands adjacent to open space areas must not negatively impact these existing areas; appropriate buffering or screening may be required.

3.4.59. The City can investigate the acquisition of lands for open space that preferably have vistas, such as the lake or hilltops, and ensure that new development does not inhibit these views.

3.4.60. Encourage the expansion and retention of open space on private lands.

3.4.61. Manage open spaces in a manner that minimizes their impact on the natural environment and adjacent urban areas.

Special Policy Area - Waterfront Special Policy Area 3.4.62. Lands located between the current City extent and Meadow

Lake (water body) are subject to potential flooding, and will therefore require further study until it can be determined whether this area is suitable for development. This area will be considered a special policy area until these studies are completed.

3.4.63. This area is for potential future development. The potential development will be limited by the flooding hazard. An accurate definition of the 1:500 year flood plain has not been completed at time of approval of this plan, so a proper delineation of where it is appropriate for development to occur is not yet known. Further study is required to properly determine the flooding risks. When further study is complete, it is expected that the area that is considered developable will become a part of the residential expansion area with contiguous and compact development. The area that is part of the flood risk can be protected as open space with no permanent structures.


Special Policy Area - Central North Special Policy Area 3.4.64. The second area for special consideration is on 1st Avenue

and adjacent to Flying Dust First Nation. This area is anticipated to become part of the Flying Dust First Nation. In order for this to occur it must follow the process outlined in the Saskatchewan Treaty Land Entitlement Framework Agreement.

This area needs to be properly defined and further consultation is required with Flying Dust to determine the eventual land use that will occur and to ensure that it is complementary to both the City and the First Nation.

3.4.65. Development will be limited in these areas until further necessary studies/work is completed (as outlined in Chapter 4).

Light Industrial Policy Area

3.4.66 The Light Industrial Area is intended to provide for industrial uses with limited outdoor storage that have no associated off-site impacts.

3.4.67 When determining appropriate uses, consideration should

be given to the historical uses of the area, as well as compatibility with and impact on surrounding residential policy areas.

Urban Commercial Policy Area

3.4.68 The Urban Commercial Area is intended to accommodate commercial usage and development compatible with the original downtown district on 3rd Street East.

3.4.69 When determining appropriate uses, consideration should

be given to the historical uses of the area, as well as compatibility with and impact on surrounding residential

policy areas. Development in this area may also reflect the adjacent mixed use policy areas.


Schedule A: Land Use Concept

Central NorthSpecial Policy Area

WaterfrontSpecial

Policy Area

Meadow LakeGolf Club

Hospital

ArenaAquatic

Centre

Bridger Dr

Co

mm

erc

ialC

r

9 Avenue

7 Avenue

3 S

tree

t

4 Avenue

5 S

tre

et

7 S

tre

et

River Avenue

8 S

tre

et

6 S

tre

et

Sergent Avenue

8 Avenue

Ce

ntr

e S

tre

et

6 Avenue

5 Avenue

Kin

g S

t ree

t

Se

mch

uk

Dr i

ve

Cochin Avenue

ES

AU

St r

ee

t

Ba

um

an

St r

eet

Ducluze Place

Pa

len

ch

uk P

lace

2 S

tre

et

4 S

tre

et

6 S

tre

et

8 Avenue

4 S

tree

t

6 Avenue

4 S

tre

et

6 S

t re

et

5 Avenue5 Avenue

5 S

t re

et

7 S

tre

et

7 S

tree

t3 Avenue 2 S

tre

et

6 S

tre

et

7 S

tree

t

2 Avenue

1 S

t ree

t

6 S

tre

et

2 S

tre

et 5

Str

ee

t

4 S

t re

et

1 Avenue

3 S

t re

et

1 S

tre

et

Legend

City of Meadow Lake Boundary

Parcel

Land Use

Mixed Use - Centre Policy Area

Mixed Used - Node Policy Area

Residential - Stable Policy Area

Residential - Expansion Policy Area

Residential - Densification Policy Area

Industrial Policy Area

Commercial Policy Area

Institutional Policy Area

Utility Policy Area

Special Policy Area

Park + Open Space


Schedule B: Public Realm Concept


Part 4: Transportation and Infrastructure

4.1. Transportation

The following policies are related to prioritization of transportation routes in terms of required upgrades, and required future studies.

General 4.1.1. Provide an efficient road system that is safe and accessible

to a range of transportation modes to serve the needs of local and regional residents, farmers and businesses, and is integrated with the provincial highway system.

4.1.2. The City will establish consistent engineering standards for right-of-way and traffic width to ensure a balance between safety, convenience, snow clearing, traffic calming, car parking and capital operations costs.

4.1.3. In the longer term, work with surrounding municipalities to establish a regional bus service for transporting residents between communities and to transfer points with the existing Saskatchewan Transportation Company services.

4.1.4. The City will protect rail rights of way from inappropriate development. Where feasible, rail rights of way are to be incorporated into a regional multi-purpose trail system.

4.1.5. Work with the Ministry of Highways and Infrastructure to install traffic lights at the intersection of Highway 4 and Highway 55, and the intersection of Highway 4 and 9th Avenue. The addition of traffic lights would allow for reduced sight line requirements and permit development to occur closer to the intersection.

Built Environment 4.1.6. Establish a pedestrian master plan that identifies key

pedestrian destinations and movements and ensures sidewalks or trails are provided to these destinations. Standards should define surface type and width to accommodate safe, practical, and convenient movements.

This plan should also take into account the areas identified for public realm improvements.

4.1.7. Enhance the entrances to the City with gateways which may include streetscaping and signs adjacent to the roadway and welcome signs along the highway, also following the Ministry of Highways and Infrastructure’s guidelines for community entrance signs.

4.1.8. Develop a pedestrian and streetscaping enhancement plan on Centre Street that considers:

a) Reduced pavement widths, through the use of bulb-outs at intersections

b) Additional street furniture and plantings

c) Promoting outdoor patios as an extension of existing restaurants to encourage pedestrian and public activity and support tourism

4.1.9. Develop a street enhancement program on Highway 55/1st Avenue that considers:

a) Establishing an access management plan that defines the number of driveways and establishes the design standard for driveways.

b) Requiring all large parking areas be subject to landscaping requirements.

c) Require that sidewalks be provided on the north side of Highway 55 and funded by the developer, for all developments adjacent to the north side of the roadway.

d) Encourage expansion of sidewalks on the south side of Highway 55.


New Developments 4.1.10. Undertake a review of street lighting and pedestrian

lighting within the City. Establish street lighting and pedestrian lighting standards for all new developments.

4.1.11. Require sidewalks or trails on at least one side of all roadways, with a paved or concrete surface for new developments and strive to achieve this on all existing streets over time.

4.1.12. Require all developments adjacent to Highway 55 to incorporate the street enhancement plan for Highway 55 described above. Include the access management plan in the Zoning Bylaw and ensure adjacent developments are consistent with the plan.

4.1.13. For major commercial developments needing more than two access points or where there isn’t an established access plan, require a traffic impact study be completed before approval of the development.

Travelling north on Highway 4

4.2. Infrastructure

The City contains many different service levels of infrastructure, depending on the physical environment, growth projections and local economic factors. The City of Meadow Lake has been identified to accommodate Service Levels I, II & III. A spatial representation of where these Service Levels are located in the City can be found in Schedule C.

Definitions for Service Levels 4.2.1. Urban Service Level I - Generally applies to stable and

established urban growth areas as well as near-term phased corridors and centres within urban growth areas. These areas have centralized infrastructure services: water, sanitation, stormwater drainage, and solid waste programs. Services are generally owned, operated and maintained totally by the Municipality. In some cases, certain infrastructure systems are operated by a private entity under a mandate agreement with the Municipality.

4.2.2. Urban Service Level II - Generally applies to expansion areas within or bordering established urban growth areas. These areas have infrastructure services with localized supply and distribution networks: water, sanitation, stormwater drainage, and solid waste programs. The local infrastructure components are designed to ensure compatibility with the central network. Sources of supply and points of discharge may also be independently treated and/or recycled. These infrastructure systems are designed to connect to the centralized system when main lines are extended.


Infrastructure Guidelines for Water 4.2.3. Further detail on the status of the potable water system in

the City of Meadow Lake can be found in Appendix II.

4.2.4. Urban Service Level I areas within the City shall work towards developing a potable water plan. This plan should include provisions for raw water allocations (ground water or surface water sources), water treatment, potable water storage and potable water distribution. All infrastructure components shall be owned by the City or jointly between the City, the District (i.e., NODCA) and/or Flying Dust First Nation. These systems are regulated by the Water Security Agency.

4.2.5. Urban Service Level II areas within the City shall be included in a potable water plan, to be developed by the nearest Urban Service Level I area. Plan components for these areas are likely to include provisions for additional potable water storage, potable water pressure boosting stations, and potable water distribution. All infrastructure components shall be owned by the City or jointly between the City and the District. These systems are regulated by the Water Security Agency.

City water tower

Infrastructure Guidelines for Water for Fire Suppression 4.2.6. The City will work towards achieving the required level of

flow and pressure for firefighting.

Infrastructure Guidelines for Wastewater 4.2.7. Further detail on the status of the wastewater system in the

City of Meadow Lake can be found in Appendix II.

4.2.8. Urban Service Level I areas within the City shall work towards developing a wastewater management plan. This Plan should include provisions for wastewater collection and treatment. All infrastructure components shall be owned by the City or jointly between the City and the District. These systems are regulated by the Water Security Agency.

4.2.9. Urban Service Level II areas within the City shall be included in the wastewater management plan, to be developed by the nearest Urban Service Level I area. Plan components for these areas are likely to include additional sanitary sewer collection piping and sewage lift stations. All infrastructure components shall be owned by the City or jointly between


the City and the District. These systems are regulated by the Water Security Agency.

Infrastructure Guidelines for Stormwater 4.2.10. Urban Service Level I areas within the City shall work

towards developing a stormwater management plan. This plan should include provisions to accommodate the precipitation and associated runoff from a 1:500 year storm event. Infrastructure components for a stormwater management system may include buried piping systems, culvert systems, open channel drainage systems, and stormwater holding ponds. All infrastructure components shall be owned by the City or jointly between the City and the District. These systems are regulated by the Water Security Agency.

4.2.11. Urban Service Level II areas within the City shall be included in the stormwater management plan, to be developed by the nearest Urban Service Level I area. Plan components for these areas are likely to include provisions for additional stormwater drainage beyond the municipal boundary and towards a natural drainage area. All infrastructure components shall be owned by the City or jointly between the City and the District. These systems are regulated by the Water Security Agency.

Infrastructure Guidelines for Solid Waste Management 4.2.12. Further detail on the status of the solid waste management

systems in the City of Meadow Lake can be found in Appendix II.

4.2.13. Urban Service Area Levels I and II shall be required to provide solid waste collection and disposal services for residents. The City shall determine if it will be a funded service or a pay-for-use service.

4.2.14. Urban Service Level III shall require residents to make arrangements for solid waste disposal services on an individual basis.

Infrastructure Planning 4.2.15. A potable water plan, wastewater management plan and

stormwater management plan are general progress plans that Council shall develop in time with support staff and, where necessary, certified engineers. Any alterations or extension of existing infrastructure networks shall be reviewed by the Water Security Agency.

4.2.16. A long term capital development plan should be established to identify and prioritize the utility needs in water, wastewater, and solid waste. This coupled with a cash flow model for managing expenditure needs with required revenue will help to define and justify annual rate increases.


Schedule C: Service Levels


Part 5: Implementation

5.1. Policies

5.1.1. A coordinated approach will be taken by the City to implement this OCP with other relevant government departments and agencies, the region and utility providers.

5.1.2. Development, planning and infrastructure decisions made by Council will be consistent with the schedules and policies of this OCP.

5.1.3. The Zoning Bylaw will be the main implementing tool of the Official Community Plan. The provisions of the bylaw shall provide for the regulation and control of land uses and shall be in conformity with the policies contained in this OCP.

Priorities 5.1.4. Near-term priorities include:

a) The study of the special policy areas on the eastern City boundary to determine the extent of the 1:500 year flood plain. This needs to be completed to determine where it is appropriate for development to occur in this area.

b) Further consultation with Flying Dust First Nation to determine appropriate land uses to be considered within a future mixed use area north of 1st Avenue and adjacent to the First Nation.

Ongoing Planning 5.1.5. The City will continue to work with the region, the Province of

Saskatchewan and public or private utilities towards the following:

a) Creating complete communities

b) Preserving environmental resources

c) Providing recreational opportunities

d) Maintaining a connected transportation network

e) Fostering community involvement and First Nations cooperation

Plan Amendments 5.1.6. Applications to amend the OCP will be subject to a fee as

set out by Council.

5.1.7. If an application for a proposed amendment to the OCP is made and that proposal is subject to the creation to an accompanying comprehensive development review, the proposed amendment to the OCP will be consistent with the accompanying comprehensive development review.

5.1.8. Council may adopt a comprehensive development review according to the legislative authority contained in The Planning and Development Act, 2007 and consistent with the vision, goals, objectives, schedules and policies of this OCP for the purposes of establishing land use and subsequent subdivision requirements for a portion of the City.

Comprehensive Development Review 5.1.9. For the following purposes, a comprehensive development

review shall be completed by any person proposing to rezone or subdivide land prior to consideration of an application by Council:

5.1.10. A comprehensive development review shall:

a) Be required for:

i) Multi-parcel redevelopments; and

ii) Concept plan submissions.

b) Establish an environmental, social and economic context of the area including a rationale for proposed land use and subdivisions;

c) Identify proposed land use, municipal infrastructure and transportation network, social facilities, built form and density controls, and phasing of development for the area in question;


d) Establish a plan for the effective mitigation and integration of environmental and agricultural features within the site and proposed plans for cultural and recreational activities;

e) Be undertaken according to the standards provided in the Zoning Bylaw and shall address all matters of land use integration, potential conflict mitigation and the provision of services to the development; and

f) Be consistent with the Official Community Plan.

5.1.11. The geographic area and the extent of analysis considered within the review shall be determined by the complexity and the potential offsite effects of the development application but at a minimum shall encompass all adjacent properties.

5.1.12. The applicant shall consult with public utility companies and provide the findings within the comprehensive development review to protect existing and provide for future utility easements and to ensure new development is located in a way that will not compromise the long term operation or future expansion of the utility.

Amendment to the Zoning Bylaw 5.1.13. When amendments are proposed to the Zoning Bylaw, the

following criteria must be addressed:

a) the proposal is in conformity with this Official Community Plan;

b) the site can be adequately serviced and impacts on adjacent properties have minimized;

c) the application is not premature;

d) adequate road access can be provided;

e) community and emergency services can be provided; and

f) all impacts on environmental and historical resources are managed.

Rezoning to Permit a Specific Proposal 5.1.14. Any request to rezone land to permit a specific proposal

may be the subject of an agreement pursuant to the provisions of The Planning and Development Act, 2007. In this agreement, Council may set development standards equal to or greater than the standards presently existing in the requested zoning district. Any agreement must be in conformity with the policies of this OCP. Prior to entering into an agreement, Council may require the applicant to deliver a performance bond acceptable to Council. In reviewing the rezoning application, Council shall consider:

a) the use of land and buildings proposed for the site and that they are in conformity with this OCP

b) the development’s density, height, size and its impact on the site and adjacent lands;

c) the suitability of the site for development and the potential for contaminating groundwater;

d) suitable access to the site and the availability of emergency and community services; and

e) the need and timing of the development.

5.1.15. In evaluating a specific rezoning application, Council will consider all details of the proposal, including but not limited to land use, density and property line setbacks, signage, open space and landscaping plans, and parking requirements.

5.1.16. The agreement entered into pursuant to Policy 4.6.2 above may describe the proposal, establish reasonable terms and conditions respecting the use and development of the site and outline time limits to complete the project. When the site is rezoned, the land and/or building(s) must be developed and used in accordance with the agreement.


Enactment of Provisions of the Plan 5.1.17. Notwithstanding any other policy in this OCP, land that has

been rezoned for subdivision prior to the date of adoption of this OCP may continue to be subdivided and developed. All approved subdivisions shall be permitted to proceed with registration in accordance with their approvals received prior to the adoption of this Plan.

Cost of Providing Services to Private Development 5.1.18. Where a subdivision of land will require the installation or

improvement of municipal services such as roads or streets, utilities, commercial water systems, and sewage disposal facilities, the developer shall be required to enter into a servicing agreement with the City pursuant to The Planning and Development Act, 2007 to cover the installation or improvements.

5.1.19. The approval of development and the extension of infrastructure and services will be consistent with Schedule A: Land Use Concept and will adhere to the following principles:

a) Servicing priority will be consistent with the schedules, policies and designations of this OCP

b) Initial investment priority is to improve services in industrial parks and along designated roads and intersections

c) Sufficient services and infrastructure capacity should be available to support any new development as a precondition to approval as determined through the development review process.

d) Large development preceding planned servicing extensions within the newly annexed area on the eastern edge of the City will provide up-front costs for servicing with reimbursement at time stated within a development levy agreement.

e) Development beyond the OCP’s designated development areas will assume full cost of the servicing. Any capacity extensions required will be provided by the developer.

Development Levy Agreement 5.1.20. Where development requiring a permit is proposed in the

absence of subdivision that results in additional capital costs incurred by the City, the developer shall be required to enter into a development levy agreement, pursuant to a Development Levy Bylaw, to address the specifications of the development and provisions for payment of any levies deemed necessary by Council pursuant to the provisions of the Act.

Servicing Agreements 5.1.21. Where a development proposal involves a subdivision, the

City may require a developer to enter into a servicing agreement at time of subdivision review to ensure appropriate servicing pursuant to the Act.

5.1.22. Council may direct the Administration to vary the agreement on a case-by-case basis, or not require it.

5.1.23. All servicing agreements are subject to appeal if agreement cannot be reached, based on the provisions of the Act.

5.1.24. The agreement may provide for:

a) specifications for the installation and/or construction of all services within the proposed subdivision as required by Council;

b) the payment by the applicant of fees that Council may establish as payment in whole or in part for the capital cost of providing, altering, expanding or upgrading sewage, water, drainage and other utility services, municipal roadway facilities, or park and recreation space facilities, located within or outside the proposed subdivision, and that directly or indirectly serve the proposed subdivision;

c) time limits for the completion of any work or the payment of any fees specified in the agreement, which may be extended by agreement of the applicant and the City;

d) provisions for the applicant and the City to share the costs of any work specified in the agreement; and


e) any assurances as to performance that Council may consider necessary

Provincial and Federal Approvals 5.1.25. It is the responsibility of all applicants for subdivision and/or

development to obtain all required provincial and federal approvals with respect to the subdivision and/or development.

Provincial and Federal Legislation 5.1.26. When reference in this OCP is made to provincial or federal

acts or regulations, the same reference applies to successor acts or regulations.

Municipal Reserves 5.1.27. Where municipal reserves are required, the City should

require money with the exception of larger subdivisions when consideration will be given to the taking of land. Reserves should generally not be deferred. However, where there is consideration for future development, reserves may be deferred.

Municipal and Environmental Reserves 5.1.28. The total amount of municipal reserves required shall be ten

per cent of the land area for a residential subdivision and five per cent for a non-residential subdivision, not including the land required for environmental reserve. When a combination of land and money is provided, the percentage of land and money will total ten or five per cent.

Development Control 5.1.29. Notwithstanding any other policy contained within this OCP,

Council may apply development control tools pursuant to the provisions contained within The Planning and Development Act, 2007, including:

a) Concept Plans

b) Comprehensive Development Review

c) Zoning Bylaws

d) Holding Zones

e) Servicing Agreements

f) Architectural Control Districts

Concept Plans 5.1.30. The Council may, as part of the Official Community Plan and

based upon legislative authority provided within The Planning and Development Act, 2007, adopt a Concept Plan for the purpose of providing a framework for subsequent subdivision and development of a portion of the City that exhibits common future development opportunities and challenges.

5.1.31. A Concept Plan shall be consistent with the Official Community Plan.

5.1.32. A Concept Plan may be:

a) prepared by Council in response to a need for more detailed planning for a specific area of the City as described herein; or

b) required by Council to be undertaken by an applicant when the social, economic, and/or physical effects of a specific development proposal extend into a broad area.

5.1.33. Concept Plans shall:

a) identify proposed land use, essential services and facilities, transportation systems, development density, and sequencing of development for the area in question; and

b) consider the costs and benefits of various actions upon the present and future social, economic, and environmental fabric of the area in question and Meadow Lake as a whole.

5.1.34. Concept Plans will be required for a large scale development proposal of 16 ha (40 ac) or more.

5.1.35. The geographic area and the extent of analysis considered within a Concept Plan shall be determined by the complexity and the potential offsite effects of the


development application but at a minimum shall encompass properties included in the proposal.

Direct Control Districts 5.1.36. In accordance with Sections 63 through 68 inclusive of The

Planning and Development Act, 2007, where it is considered desirable to exercise particular control over the use and development of land and buildings within a specific area, Council may, in the Official Community Plan and Zoning Bylaw, designate an area as a Direct Control District.

5.1.37. The use and development of land and buildings within a Direct Control District shall be regulated and controlled according to specific guidelines that shall be contained within this Plan and the Zoning Bylaw.

5.1.38. Council may require the applicant to enter into a development agreement as a condition of approval for development in a Direct Control District.

5.1.39. Direct Control Districts are designated pursuant to Section 63 of The Planning and Development Act, 2007. No use or development of land or buildings is permitted in the District except as directly regulated and controlled by the Council of the City of Meadow Lake in accordance with Sections 63 through 67 of The Planning and Development Act, 2007.

5.1.40. Within the Zoning Bylaw, Council may designate an area as a Direct Control District. When evaluating an application for direct control district, the following guidelines must be met, including:

a) the proposal is in conformity with the OCP;

b) the site can be adequately serviced and impacts on adjacent properties have been mitigated;

c) the application is not premature;

d) adequate road access can be provided;

e) community and emergency services can be provided; and

f) all impacts on environmental and historical resources are managed.

Holding Provisions 5.1.41. Council may use the Holding Symbol "H", in conjunction with

any other use designation in the Zoning Bylaw, to specify the use to which lands shall be put at some time in the future, but which are now considered premature or inappropriate for immediate development.

5.1.42. Council shall specify the use to which lands or buildings may be put at any time that the holding symbol is removed by amendment to the Zoning Bylaw.

5.1.43. In making a decision as to whether or not to remove the Holding Symbol "H" by amendment to the Zoning Bylaw and thereby permit the development of the land as specified in the Zoning Bylaw, Council shall consider the suitability of the land for such use and development having regard to:

a) the capacity of existing municipal services or the economic provision of new services to facilitate such use and development;

b) the effects of such use and development upon the transportation and public transit systems;

c) the need to minimize or remediate environmental impacts or conditions in relation to air, water, soil or noise pollution;

d) the need to protect any significant natural or historical feature upon or adjacent to the land; and

e) any other matter that Council deems necessary.

5.1.44. Holding provisions may be applicable to all land use categories in the OCP, and may be applied to any zoning category and to a specific site within a zoning category.

5.1.45. Existing uses shall be permitted subject to the relevant sections of The Planning and Development Act, 2007, dealing with nonconformity.


Design Review 5.1.46. Where it is considered desirable to preserve the physical

character of an area or to promote a selected design theme for an area, Council may designate the area as an Architectural Control District in the Zoning Bylaw, using the symbol "AC" in conjunction with any Zoning District.

5.1.47. In general, Architectural Control Districts shall be applied only in areas where there is a clear public interest, and where it is considered economically feasible to establish and fund a design review process, consistent with the terms and conditions of The Planning and Development Act, 2007. Examples of where a design review process may be applied include, but are not limited to, the Downtown, Mixed Use Nodes, areas containing heritage properties, business improvement districts, entry points to the City, key transportation corridors, sensitive infill development sites, or new development areas.

5.1.48. The design review process for Architectural Control Districts shall be specifically outlined in the Zoning Bylaw, including the requirements for a complete application, the review of the proposal for conformance with area design guidelines, and the procedure for approving Development Permits, including the imposition of terms and conditions that may be attached to such an approval.

Minor Variance in the Zoning Bylaw 5.1.49. In accordance with The Planning and Development Act, 2007,

Council may establish standards in the Zoning Bylaw to authorize applications for minor variances.

Non-Conforming Uses 5.1.50. Non-conforming uses will be governed by the provisions of

The Planning and Development Act, 2007. A non-conforming use may be continued. However, if a non-conforming use is discontinued for a period of at least six consecutive months, any future use of the land or building must conform to the Zoning Bylaw.

Developer’s Costs for Studies, Reports and Testing 5.1.51. All studies, reports and testing required by the City of a

developer/applicant shall be at the expense of the developer/applicant.

Development Levies Bylaw 5.1.52. Pursuant to provisions of The Planning and Development Act,

2007, Council may authorize the use of development levies by adopting a Development Levies Bylaw. The purpose of a Development Levies Bylaw shall be to recover all or part of the municipality’s capital costs of providing, altering, expanding or upgrading those services and facilities associated, either directly or indirectly, with the proposed development.

Reviewing and Updating the Development Plan 5.1.53. This OCP will be reviewed every five (5) years to ensure

that it is meeting the original vision, goals and objectives, needs of local residents, property owners and Council. The review will include:

a) Ensuring all schedules, policies and designations are current and up-to-date;

b) A Five (5) year employment land review to ensure adequate supply of employment land and recommendations for any removal of Holding designations within the Zoning Bylaw;

c) A review of subdivisions within Agricultural Areas to ensure land fragmentation is minimized; and

d) A review of residential subdivisions to ensure adequate residential supply available on the market.

Compliance with the Official Community Plan 5.1.54. All subdivision application recommendations shall be

consistent with the policies of this OCP.


Appendix I – Population Projection

DATA

The following population projections are based on a combination of

information from the Statistics Canada Census and the Covered Population

data provided by the Ministry of Health in Saskatchewan. The data from

Statistics Canada is calculated from the long and short form census forms that

are distributed to Canadians every 5 years. The SK Health data is based on

eligibility for health insurance benefits in Saskatchewan. All residents of

Saskatchewan are included except: (a) members of the Canadian Armed

Forces, members of the Royal Canadian Mounted Police, and inmates of

federal prisons, all of whom are covered by the federal government; and

(b) people not yet meeting the residency requirement (coverage begins on

the first day of the third calendar month following their move to

Saskatchewan).

Currently, distribution is based as much as possible, on residence address.

Beginning in 1998, Registered Indian persons have been reported on the

basis of place of residence rather than band affiliation. Beginning in 2002,

an additional postal code has been identified for Flying Dust First Nation

which resulted in an increased, but more accurate on-reserve population

estimate than in previous years. Also, where an RM crosses regional health

authority boundaries, the RM’s population is divided among RHAs in

proportion to the RM’s land area.

METHODOLOGY: POPULATION

Using StatsCan data for the City and SK Health’s Covered Population data

for Flying Dust, linear growth projections which took into account historical

growth patterns were extrapolated. As a result, three growth projections

were developed depicting Low (1%), Medium (2.5%) and High (4%)

growth over 5 year intervals which were based on historical growth trends,

seasonal populations as well as First Nation population growth.


The Medium growth projection was selected, which resulted in a growth in population of 6,460 people in the year 2032. The following is a breakdown of population by municipality. Note that Meadow Lake and Flying Dust First Nation are projected at a 3% growth due to a significant amount of growth currently occurring in the area.

Population 2011 2032

City of Meadow Lake 5,045 5,713

Flying Dust First Nation 660 747

Total 5,705 6,460

Note: • Please note these are baseline projections and do not capture all population

and employment potential specific to each municipality. • Please note that decimals are not displayed, and numbers may not add up

to totals because each is rounded independently.

Methodology: Employment Projected employment to the year 2032 was calculated based a 2:1 ratio for the City of Meadow Lake and Flying Dust First Nation. The following table provides a breakdown of people and jobs for the year 2032:

Employment (2032) Residents Jobs

City of Meadow Lake 5,713 2,857

Flying Dust First Nation 747 374

Total 6,460 3,231


Appendix II – Servicing Detail

Water System The City of Meadow Lake provides potable water to the City and Flying Dust First Nation, the raw water source being Meadow River, a surface water body. The City currently holds a withdrawal permit for the Meadow River raw water source. The maximum water capacity of the water treatment plant is 80 L/s. Based on the 2011 health population of 7,116 and a projected 20 year population of 8,115 and with the inclusion of the Flying Dust First Nation population to be served of 660 and 747 over this same time frame the total current and projected population served is 7,776 and 8,862 respectively. Based on a 300 LPCPD (historical records) and an assumed 5% loss in water production and a 5% water system loss, the current and projected raw water demands equate to 47.25 L/s and 55 L/s respectively. Therefore the current withdrawal permit is sufficient well into the future based on the current water treatment process.

The existing water treatment plant was originally built in 1958 with upgrades in 1979, 1986 and 1989. Further upgrades to the plant were carried out between 2005 and 2007 bringing the current production capacity of the water treatment plant to 80 L/s with a current average daily demand of approximately 23 L/s (2000 m3/day) and peak day demand of approximately 35 L/s (3000 m3/day). Plans for upgrading raw water Reservoir #1 are underway.

Upgrades to the City’s reservoir storage and pumping capacity are also needed. Increases in the primary water main capacity on the City’s east side to take place first. Additional reservoir pumping is required to increase water pressure under normal operation conditions as well as during fire flows. The water tower requires pumping capacity to provide an increase to the distribution pressure, however a detailed inspection was recently completed identifying the need for major repairs to its structure which indicates further investment in the structure would not be prudent.

The 2010 Water System Assessment, recommends the replacement of the water tower with additional storage capacity and a modified operational regime to provide for an increase in distribution system pressure. A more detailed review should be conducted of the water storage needs to ensure that provisions for fire demand, equalization and emergency storage needs have been adequately addressed. Improvements to the backup power system are also required to manage power outages of both the water treatment plant and remote reservoirs. Predesign of Reservoir #1, including backup power systems which will help with these concerns is in the final design stage.

Varying raw water quality has presented a treatment challenge in the recent past and made it difficult at times to meet system demands. Improvements to the water treatment system to address the elevated trihalomethane levels are being considered by testing the addition of Granular Activated Carbon (GAC) to the filter units. Copepods, also pose a problem from time to time as they can block off or burry through filter media and end up in the water distribution system if not properly treated. The addition of chloramines have proven successful in their control. Algae blooms have also created serious challenges for the water treatment process.

The distribution is in relatively good shape however recommendations would be to implement a main replacement program to address the aging cast iron mains and to replace an area of the City’s east side where a modified low pressure sewage system servicing approximately 95 homes has been run in a common trench with the water distribution system. Water system pressure concerns have been identified in the northwest and south potions of the City which suggests there may be a lack of distribution system capacity. A water model has been conducted to help identify these restrictions and improvements are underway to the identified areas.


Wastewater System The City of Meadow Lake has a diverse wastewater collection system which includes septic systems, gravity mains, and forcemains. The original wastewater collection system was constructed in 1956 with a majority of the system replaced in 1983 using PVC. Ongoing upgrades have been carried out on an as needed basis. The 9th Avenue lift station was completed in the summer of 2014.

Approximately 95 homes and businesses on the east side of 4th Street rely on low pressure septic systems. The remainder of the city utilizes a gravity sewer system with three collection points: the 3rd Street Lift Station, the 9th Avenue Lift Station, and the Mall Lift Station. Wastewater is then pumped via forcemains to the wastewater treatment system on the southwest corner of the city. Wastewater is screened to remove large solids and floatables and aerated using two aeration cells before treated in the lagoon system. The lagoon system is made up of four cells and a cattail pond for polishing before discharging to Backwater Creek. The backwater creek eventually finds its way back into Meadow River, the City’s raw water source.

The licensed storage capacity of the system is approximately 540,000 m3 and the new coarse screening building is capable of septage receiving. The system design inflow capacity is 7,500 m3/day with a current average day demand of approximately 1,900 m3/day. It is recommended that a sewage collection system model be conducted to help identify any system restrictions, estimate lift station flows, and to prioritize areas for system improvements.

Solid Waste System Meadow Lake is managed under the Northwest Regional Waste management Authority with the local landfill operated by the City. The landfill is not open to the public. Lamon’s Disposal currently holds a 5 year agreement for residential container pickup weekly while commercial bins are available through contractors for businesses and multi-unit residences. The existing solid waste system is operating at approximately 35% capacity and the Authority has designated land for future expansion.

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