LA COREY – On Dec. 8, La Corey residents can have their say on the first draft of the La Corey Major Area Structure Plan (MASP) during the MD of Bonnyville’s regular council meeting, set to start at 10 a.m.
The date for the public hearing and the first reading of the La Corey MASP bylaw was approved by the new MD council at their first regular council meeting.
The MASP took over a year to compile and included feedback from a virtual presentation and survey done November of 2020, followed by an in-person open house on Aug. 17.
The 41-page document can be reviewed through the MD of Bonnyville’s website. It outlines the proposed municipally-binding framework for land use planning by identifying “appropriate” locations for future development within the Hamlet of La Corey’s boundaries.
Once a MASP is approved by council, it will replace the current La Corey Area Structure Plan (ASP), which was implemented in 1981.
The MASP is intended to provide a clear outline for future development in La Corey that anticipates the growth of the hamlet and suitable levels of municipal servicing, while taking into consideration proper environmental safeguards outlined in the Municipal Government Act.
The plan addresses all zones that fall within the 267 hectares of the hamlet, including residential, hamlet “Main Street” commercial, hamlet commercial, rural industrial, hamlet urban reserve, and public use and recreation zones.
With input from residents, the MD is hoping to develop a land use framework that combines a municipal and intermunicipal development plan, providing landowners with an understanding of the future development that will be considered.
According to the MD administration, having an updated MASP will also create the base for consistent decision-making for assessing future development proposals within the area.
Slow growth a factor for little change
According to the report prepared by Stantec Consulting LTD., “There is sufficient land currently available to support all of the proposed uses and no additional lands to accommodate future growth will be required during the 20-year horizon of (the MASP) plan.”
Due to inconsistent population data, the consulting firm undertook an analysis of building permits issued over the last 15 years in La Corey to determine the possible future land use needs for the hamlet.
Their findings showed only eight building permits for additional residential units have been issued between 2004 to 2019, indicating that population growth has not been significant over the last 15 years.
“There is a considerable amount of vacant land available which is either already zoned or planned through approved ASPs for residential, commercial and industrial development within the administrative boundary of the Hamlet. It is therefore reasonable to assume lands already zoned or planned could accommodate any future growth,” stated the consulting agency in their report.
Proposed future development
The future development concept portion of the MASP, proposes that development continue to expand out from the main transportation arteries of 50 Ave. (Highway 55) and 50 St. (Highway 41) that run through the community, which would expand commercial zones at and near the main intersection.
The remaining stretch of 50 Ave. that will not be transitioned into a commercial zone is recommended to stay as a hamlet urban reserve, as it is not anticipated to be needed for development within a 20-year timeframe.
Residential uses are proposed to extend from the existing residential developments to the east, as well as expand into an area currently designated for rural industrial uses. This change would see the residential zone wrap around an area identified as a future park.
An area north of the residential development along 50 St. on the east side has been proposed as a “Main Street” commercial area, which would allow for retail and local services, including stores, restaurants, hair salons and offices.
Areas already zoned for rural industrial development will remain unaffected with no additional municipal reserve land planned to be rezoned as industrial areas.
Extensive agriculture, such as grazing and cropping will continue to be permitted within the MASP for interim use.
Oil and gas facilities, and other conflicting developments, will need to be confirmed prior to subdivision and/or development, and will be required to be set back from sensitive areas. Sensitive areas, wetlands and waterways within the hamlet have also been outlined in the MASP.
