Subdivision & Land Development

Municipal Development Plan

A requirement of the Municipal Government Act of Alberta, it is the highest level of plan which applies to a single city, town or county. A municipal development plan (MDP) serves as a long-range vision for an entire municipality.

Why is it important?

Prior to developing land in Hinton, the second step is to ensure that such development will comply with the policies of the current municipal development plan.

• Municipal Development Plan

Area Structure Plan

Area Structure Plans (ASP) are documents which guide the land development for a specific area within the town.

Why is it important?

Preparing an area structure plan (ASP) is the next step in developing land. An ASP is a high level long-range planning document for an area which specifies things like existing topography, development constraints, future land uses, population density, general location of transportation and servicing, and the sequence of development. Additional reports must accompany an ASP.

Process

• As part of the ASP preparation, the Developer will conduct background research, and seek consultation with various Town departments, landowners, adjacent landowners, the general public, affected stakeholder groups, and neighboring municipalities (if applicable).
• Consultation will occur at various points throughout the planning process.
• Town Council adopts the statutory plan through a bylaw.

Plan Contents

An area structure plan will identify through a development concept:

• The proposed general land uses and overall density across the ASP area;
• Major roadways (i.e. arterial and collector) and trail system alignment and connectivity;
• Design of major Town servicing infrastructure,
• Joint use sites for schools and recreation facilities (if applicable);
• Major neighborhood parks, linear park corridors, and natural areas;
• Environmentally sensitive areas; and
• Town facilities or other special use areas.

Supporting Documents & Reports

In addition to the components noted above, the preparation of an ASP may be accompanied by high-level reports for the following items:

Traffic impact assessment (TIA)

• Required for assessing potential impacts of traffic generated by a proposed development to the surrounding transportation system. The TIA generally includes a description of the scope and intensity of the proposed project, a summary of the projected impacts and any required improvements to ensure that the roadway facilities can safely accommodate the proposed development.
• The goal is to ensure that the transportation system will operate safely and efficiently within the design horizon of the study.

Servicing strategy

• Area structure plan servicing strategy: Required to inform the high-level engineering servicing design for an area structure plan. The servicing strategy includes trunk or backbone servicing for sanitary sewerage, waterworks, storm drainage systems, shallow utilities and their connection points to extension of existing adjacent utilities.

Environmental site assessment (ESA)

• The Developer will have a phase 1 environmental site assessment completed at the time of the ASP preparation.
• Should a phase 2 environmental site assessment or any further assessments be required, this will be required at the outline plan stage and at the expense of the Developer.

Biophysical inventory

• To document existing physical environmental conditions, identify physical constraints to future development (such as wetlands, excessive slopes and riparian areas), identify key environmental and natural features.
• To recommend mitigations to uphold the form and function of the key environmental and natural features of the ASP area.

Historical Resources Act approval (HRIA)

• The Developer will obtain clearance through the Historical Resources Act for future development within an ASP area. An HRIA may be required at the outline plan stage if development activity may impact any historic resources.
  • The developer is responsible for the cost of preparing an HRIA.

Outline Plan

Created by the developer but more detailed than an area structure plan (ASP), an outline plan establishes how a smaller area within the ASP boundary will be developed.

Why is it important?

The next step of land development is the preparation of an outline plan. An outline plan is intended to expand on an approved area structure plan by providing additional details required for full land development. Such details include land use districts, precise location and classification of streets, distribution and size of parks and school sites.

Process

1. An ASP must be in place before a Developer can apply for an outline plan. A pre-application meeting with Development Services is recommended. This consultation ensures both parties have a mutual understanding of all facets of the planning process, the timelines, and the required items for the outline plan.
2. Two open houses will need to take place during the drafting of an outline plan. A first open house will take place during the preparation of the development concept. A summary of public feedback must be provided to the Town for review. The second open house will take place prior to final staff review.
3. Once the outline plan has been reviewed by planning staff for completeness and consistency with the ASP, Municipal Development Plan and other legislation, the draft outline plan will be circulated to various Town departments and outside agencies for comment.
4. Next, Town staff will prepare a briefing note and ASP bylaw amendment for consideration by Council. Upon receipt of comments, it may be necessary that the applicant amend the draft outline plan and then planning staff will re-circulate the changes to Town departments and agencies for review.

Plan Contents

• The outline plan will contain detailed planning analysis of the site, a detailed development concept, development constraints, environmental features, maps and appendices.
• A policy review must be included detailing how the outline plan is in alignment with the municipal development plan and the area structure plan.
• Any portion of a proposed outline plan that deviates from the approved ASP must contain amendments to the ASP as part of the outline plan application.
• Any deviations from the MDP must be addressed and justification provided for not aligning with the relevant policies.
• An outline plan will include guidance about how the land use districts of the land use bylaw are incorporated in the development concept.

Supporting Documents

In addition to the components noted above, the outline plan will be supported by reports, under separate cover, for the following items:

• Traffic Impact Assessment
• Geotechnical & Site Grading Report
• Environmental Site Assessments (as required).
• Environmental Impact Assessments (EIA)
• Planning level studies including; transportation, drainage and utilities.
• Historical Resources Impact Assessment (if required) 

Land Use Amendment

A land use amendment is required to assign future land uses (informally referred to as rezoning).

Why is it important?

The Town of Hinton's Land Use Bylaw outlines the rules and regulations for the development of land in Hinton for each district as well as the process of making decisions for development permit applications. After approvals of an area structure plan and outline plan, the developer must apply to amend the Land Use Bylaw in order to rezone the affected parcels of land prior to subdivision and development.

Alternatively, rezoning may occur at different times as the needs of the community evolve. A landowner may apply to change the zoning in order to facilitate an alternate land use.

Process

1. It is recommended to have a pre-application meeting with Development Services staff. We can help determine the likely support for the application, based on feasibility and potential impacts to the neighbouring properties. 
2. An application form and fees should be submitted to Development Services.
3. Development Services staff will prepare the appropriate reports and bylaw amendment for Council consideration. The application is welcome to attend all Council meetings and the required public hearing to support their application.
4. Timeline for a Land Use Amendment is approximately 3 months depending on Council meeting schedule. This flowchart shows the general process and timeline of Land Use Amendments.

Subdivision and servicing installation

Subdivision is the process of dividing land parcels into smaller parcels which meet servicing and other regulatory requirements, including new legal descriptions. Servicing refers to services such as water, sewer and electrical provisions.

Why is it important?

Subdivision of the affected land parcels is the next step in land development. Subdivision is the process of dividing land into smaller parcels and legal creation of new land titles. Subdivided lots are registered with the Province of Alberta and become part of Alberta's legal survey fabric.

Development (servicing) agreements are generally established on a timeframe which overlaps with subdivision. A Development Agreement details the contractual relationship between the developer and the Town. It is a condition of subdivision approval to ensure that developments are built to town standards.

Process for subdivision approval

Subdivision approval is needed when creating lots for new developments; creating separate land titles for each unit of a duplex or row housing; creating separate land titles for each dwelling on a single property; or adjoining properties, or pieces of properties together under one land title.

1. It is recommended to have a pre-application meeting with Development Services staff. 
2. Seek a Alberta Land Surveyor to prepare a tentative plan of subdivision to support your application. Depending on the scope and complexity of the proposed subdivision, an engineering firm is also recommended to support your project,
3. An application form and fees should be submitted to Development Services.
4. Development Services staff will circulate the application to adjacent landowners, government, and utility agencies for comments.
5. Development Services will issue a Subdivision Approval with conditions the applicant must complete before the subdivision can be registered at Land Titles.
6. If there are municipal improvements (water, sewer, landscaping, roads, sidewalks etc.) required, a Development Agreement will be a condition of the Subdivision.
7. Timeline for a Subdivision Approval is approximately 3 months depending on the complexity of the project. This flowchart shows the general process and timeline Subdivision Approval.

Development and construction approvals

Before construction, the next step of land development involves development and construction approvals. Applications for development permits, building permits, as well as electrical, plumbing, and gas permits are reviewed by Development Services staff. Applications are reviewed for specifics like suitability of location and compliance with all relevant building codes.

• Development Permits  
• Building Permits  
• Plumbing, Gas, and Electrical Permits