town of sylvan lake waterfront area … overview 1.1 purpose the purpose of the town of sylvan lake...

Town of Sylvan Lake Waterfront Area Redevelopment Plan

Submitted to:

Town of Sylvan Lake

Submitted by:

in association with

May 24, 2006

Town of Sylvan Lake Waterfront

Area Redevelopment Plan

Prepared for the

by

#408 The Boardwalk, 10310 – 102nd Avenue Edmonton, Alberta T5J 2X6

Phone: (780) 423-6824 Fax: (780) 423-6840 Email: [email protected]

Web: http://www.compusmart.ab.ca/arminap/

in association with

May 24, 2006

mailto:[email protected]

http://www.compusmart.ab.ca/arminap/

TABLE OF CONTENTS 1.0 OVERVIEW ...............................................................................................................................................1

1.1 PURPOSE ...........................................................................................................................................1 1.2 REGIONAL SETTING .........................................................................................................................1 1.3 PLAN AREA.........................................................................................................................................1 1.4 HISTORICAL DEVELOPMENT ..........................................................................................................2 1.5 PLANNING PROCESS .......................................................................................................................2 1.6 RELEVANT PLANS AND POLICIES..................................................................................................4 1.7 PLAN ORGANIZATION.......................................................................................................................9

2.0 CURRENT CONDITIONS AND TRENDS . . . WHERE WE ARE TODAY..........................................11 2.1 POPULATION GROWTH AND CHARACTERISTICS ....................................................................11 2.2 MARKET CHARACTERISTICS........................................................................................................12 2.3 EXISTING LAND USE.......................................................................................................................14 2.4 EXISTING ZONING...........................................................................................................................15 2.5 LAND OWNERSHIP..........................................................................................................................17 2.6 PARKS, OPEN SPACE AND TRAILS..............................................................................................17 2.7 TRANSPORTATION AND PARKING...............................................................................................18 2.8 UTILITIES AND INFRASTRUCTURE..............................................................................................20

3.0 VISION AND PLANNING PRINCIPLES . . . WHERE WE WANT TO BE IN THE FUTURE..............23 3.1 VISION ...............................................................................................................................................23 3.2 PLANNING PRINCIPLES .................................................................................................................23

4.0 FUTURE DEVELOPMENT CONCEPT . . . HOW DO WE GET THERE? ...........................................27

4.1 ECONOMIC DEVELOPMENT AND TOURISM...............................................................................27 4.2 LAND USE.........................................................................................................................................29 4.3 PARKS, OPEN SPACE AND TRAILS..............................................................................................31 4.4 ENVIRONMENTAL MANAGEMENT................................................................................................33 4.5 TRANSPORTATION AND PARKING...............................................................................................35 4.6 HERITAGE PRESERVATION ..........................................................................................................37

5.0 DESIGN GUIDELINES ...........................................................................................................................39

5.1 GENERAL DESIGN GUIDELINES...................................................................................................40 5.2 DISTRICT SPECIFIC DESIGN GUIDELINES .................................................................................45

6.0 IMPLEMENTATION STRATEGY AND ACTION PLANS . . . MAKING IT HAPPEN!........................59 6.1 DESIGN REVIEW PROCESS ..........................................................................................................59 6.2 AMENDMENTS TO THE LAND USE BYLAW.................................................................................60 6.3 ACTION PLANS ................................................................................................................................65 6.4 POTENTIAL FUNDING SOURCES .................................................................................................69 6.5 MONITORING AND UPDATING THE PLAN...................................................................................71

Town of Sylvan Lake Waterfront Area Redevelopment Plan Page i May 24, 2006

6.6 PLAN AMENDMENTS ......................................................................................................................71

7.0 GLOSSARY OF TERMS ........................................................................................................................73

REFERENCES...................................................................................................................................................77

PERSONAL COMMUNICATIONS....................................................................................................................79

LIST OF MAPS After Page

Map 1 – Regional Setting 2

Map 2 – Plan Area 2

Map 3 – Aerial Photograph 2005 2

Map 4 – Generalized Existing Land Use 14

Map 5 – Existing Zoning 14

Map 6 – Property Ownership 16

Map 7 – Parks, Open Space and Trails 16

Map 8 – Transportation Network and Parking 18

Map 9 – Future Land Use Concept 26

Map 10 – Planning Districts 42

LIST OF TABLES Page

Table 1 – Historical Population Growth 10

Table 2 – Age Groups 10

Table 3 – Housing Period of Construction 11

Table 4 – Trends in Dwelling Structures by Type 11

Table 5 – Existing Land Use Districts 14

Page ii Town of Sylvan Lake Waterfront Area Redevelopment Plan May 24, 2006

LIST OF FIGURES After Page

Figure 1 – Concept Showing Marina Expansion 26

Figure 2 – Concept Showing Proposed Cross-Section for Lakeshore Drive 30

Figure 3 – Concept Showing Redesign of Centennial Park 30

Figure 4 – Concept for Transforming Lakeshore Drive (Highway 11A) to a Complete Street 34

Figure 5 – Concept Plan Showing Commercial Intensification in Waterfront Commercial District 38

Figure 6 – Conceptual Perspective Showing Commercial Intensification in Waterfront 38 Commercial District

Figure 7 – Concept Showing Redevelopment of Kindercare Site 46

Figure 8 – Concept Showing Potential Development of Railway Park Promenade 46

Town of Sylvan Lake Waterfront Area Redevelopment Plan Page iii May 24, 2006

1.0 OVERVIEW

1.1 PURPOSE

The purpose of the Town of Sylvan Lake Waterfront Area Redevelopment Plan (ARP) is to guide growth and development over the next 20 years within the downtown and waterfront areas in an orderly, efficient, and beneficial manner.

The Plan addresses the following key issues:

• Ensure that development meets the needs of the community and makes the best use of a limited land base;

Sylvan Lake is strategically located along the rapidly growing Highway

2 Corridor midway between Alberta’s two major cities. • Ensure that development and redevelopment occurs in an orderly and efficient

manner;

• Provide guidance to future land uses;

• Reflect the values and vision of the citizens of the Town;

• Ensure that access to the lake is maintained and / or enhanced;

• Protect the integrity of the lake as a natural resource; and

• Identify opportunities for commercial growth.

An important building block for the Plan was a shared community vision that identifies the economic and social potential of the community, as well as its values. A high priority for the community was the need to maintain the integrity of its unique natural waterfront environment.

1.2 REGIONAL SETTING

As shown on Map 1 – Regional Setting, the Town of Sylvan Lake is located in Red Deer County, approximately 15 km (9.3 mi) west of the City of Red Deer at the intersection of Highway 20 and Highway 11A.

Tourism is the town’s major economic base, but all sectors of the economy benefit from its strategic location near the Calgary-Edmonton Corridor. Sylvan Lake combines the natural beauty and recreation amenities of a waterfront community and provincial park with a vibrant downtown area of shops, restaurants and services. With a 2004 population of 8,504 permanent residents, Sylvan Lake is one of the fastest growing municipalities in Alberta.

1.3 PLAN AREA

Map 2 – Plan Area shows the boundaries of the Sylvan Lake Waterfront ARP. The Plan area encompasses approximately 167 hectares (412 acres) of land. Map 3 shows an aerial photo of the Plan area taken in 2005.

Town of Sylvan Lake Waterfront Area Redevelopment Plan Page 1 May 24, 2006

1.4 HISTORICAL DEVELOPMENT

The area know as Sylvan Lake has had several names throughout the years - Cree and Stoney Indians called it “Snake Lake,” explorer David Thompson referred to it as “Methy Lake” and early settlers called it “Swan Lake.” In 1903, with the establishment of the first post office, the area officially became known as Sylvan Lake.

Settlement in the Sylvan Lake area did not occur until 1899 when Alexander Loiselle and his son Louis came from Michigan to establish a sawmill. Loiselle built a store and hotel in 1902 to accommodate visitors and new residents. The construction of the Alberta Central Railway in 1910-14 linking Red Deer and Rocky Mountain House paved the way for further development in the Sylvan Lake area and contributed to the real estate and building boom of 1912. In 1913 the Sylvan Lake Times community newspaper was established by the Archambault brothers who played an important entrepreneurial role in the region. Part of Sylvan Lake’s history, the

old pier and dance hall on the waterfront were main attractions. In 1923, there were 185 residents living in the area and the Village grew to Town status in

1946. Today, Sylvan Lake has a permanent population of over 8,500 and is known as the “Town For All Seasons.”

Source: Recollections Beyond Reflections (2000).

Sylvan Lake has been a tourist attraction since the early 1900’s. By the 1920’s it was accessible by both train and car, and known as a resort community with hotels, electricity, boarding houses, campgrounds, shops, a movie theatre, tennis courts, a golf course and a dance pavilion. The beach had slides, rafts, diving platforms and piers, and visitors could rent boats or take an excursion around the lake.

The Sylvan Lake Historical Society is responsible for preserving and celebrating Sylvan Lake’s local history. The Archambault Castle and Lester Residence are the few remaining historical buildings from the early 1900’s.

1.5 PLANNING PROCESS

1.5.1 Enabling Legislation The Sylvan Lake Waterfront ARP has been prepared in accordance with the Municipal Government Act (MGA). The Act enables Council to adopt Area Redevelopment Plans to provide a framework for the redevelopment of an area. Sections 634 - 638 and 692 of the MGA specify what an ARP must describe:

(i) the objectives of the plan and how they are proposed to be achieved,

(ii) the proposed land uses for the redevelopment area,

(iii) if a redevelopment levy is to be imposed, the reasons for imposing it, and

(iv) any proposals for the acquisition of land for any municipal use, school facilities, parks and recreation facilities or any other purposes the council considers necessary.

Page 2 Town of Sylvan Lake Waterfront Area Redevelopment Plan May 24, 2006

The MGA further specifies that property owners and the general public, particularly those who might be directly affected by the plan, must be notified and be allowed to make suggestions and representations. Consultation with Town Council, community members and stakeholders was an important part of the planning process and helped to define a shared vision and strategic priorities for the future of the Plan area. Consultation activities employed during the ARP planning process are summarized below.

1.5.2 Steering Committee A Steering Committee of municipal representatives, listed below, oversaw the project and met with the consultants at key milestones during the planning process:

• Councillor Lynda Sills-Fiedler, Town of Sylvan Lake

• Councillor Richard Backs, Town of Sylvan Lake

• Myron Thompson, Assistant Chief Administrative Officer, Town of Sylvan Lake

• Al Gamble, Development Officer, Town of Sylvan Lake

• Richard Horncastle, Economic Development Officer, Town of Sylvan Lake

1.5.3 Stakeholder Interviews and Focus Group Sessions Stakeholder interviews and focus groups were conducted with a variety of community members during July and August 2005. Stakeholder interviews were conducted in person and by telephone with 15 individuals representing Town Council, the business community, the Provincial Park and private developers. Six focus groups with over 120 participants were held on August 15 and 16, 2005. Participants included property owners in the Plan area, local business people, representatives from surrounding summer villages and Red Deer County, environmental and community groups, and Sylvan Lake Provincial Park.

The purpose of the interviews and focus groups was to identify issues and opportunities, and solicit comments on how the Plan area should develop in the future. The following summarizes the strategic priorities in order of importance identified during stakeholder interviews and focus group sessions:

• Maintain the environmental quality of the Lake;

• Maintain and enhance views and public access to the Waterfront;

• Improve the pedestrian environment;

• Increase the availability of parking;

• Adopt a unifying vision and architectural theme;

• Implement transportation and circulation improvements; and

• Provide for a public marina.

A complete summary report of the results is included in a separate Technical Appendix.


1.5.4 Community Vision Building Workshops Two Vision Building Workshops were held on September 15, 2005 at the Sylvan Lake Community Centre with Town Council, Administration, key stakeholders, property owners and the general public. A total of 47 people participated. A summary report documenting Workshop results is included in a separate Technical Appendix.

Workshop participants developed a shared vision for the future of Plan area and identified the following strategies to guide growth and development:

• Maintain and enhance views of the Lake;

• Maintain and enhance public access to the Lake;

• Redesign Lakeshore Drive (Highway 11A) to make it a waterfront boardwalk;

• Manage parking issues;

• Develop a more comprehensive trail / walkway system connecting with other parts of Town;

• Improve existing parks and open spaces; and

• Establish an architectural theme and design guidelines.

1.5.5 Public Open House A Public Open House was held on April 22, 2006 at the Sylvan Lake Community Centre to present the draft Plan to the community and to solicit comments. Approximately 125 people attended.

1.5.6 Public Hearing

1.6 RELEVANT PLANS AND POLICIES

A number of relevant planning policies in statutory and non-statutory planning documents provided direction during the formulation of the development concept, future land uses and design guidelines recommended in this Plan. These are summarized as follows.

1.6.1 Sylvan Lake Draft Municipal Development Plan (April 2005) The purpose of the Sylvan Lake Draft Municipal Development Plan (MDP) is “to guide future growth and development to ensure that it is sustainable, orderly, appropriate, complementary, efficient, and that it enhances the quality of life for the citizens of Sylvan Lake.”

Importantly, Map 2 – Future Land Use Concept in the draft MDP designates the Sylvan Lake Golf and Country Club as Private Recreation/Open Space, the Kindercare site and adjacent property as Residential–High Density, the Marina as Commercial, and parts of


the downtown core as Commercial. The downtown, primarily between 47 and 49 Streets but also east of 51 Street, is designated as Residential / Commercial Mixed Use. The draft MDP suggests that commercial land uses concentrate downtown along 50 Street and encourages them to exhibit a high quality of design and landscaping. Higher density development with active street level uses that promote a pedestrian-friendly environment is also encouraged.

1.6.2 Town of Sylvan Lake Municipal Development Plan 1996 Relevant policies contained in the existing Town of Sylvan Lake MDP (1996) include:

Policy 3.1

(2) The Town may prepare redevelopment plans to co-ordinate the improvement of parts of the town where the upgrading of the physical environment and municipal services and infrastructure is required and redevelopment of existing land and buildings is anticipated.

Policy 5.3

(2) The Town will seek to conserve and enhance the landscape through land use allocations and by ensuring that development and subdivisions are designed with a sensitive recognition and incorporation of important landscape features.

(3) The Town will, unless exceptional circumstances exist, require the dedication as environmental reserve of the following land upon subdivision:

(e) a strip of land not less than 22.5 m (73.8 ft.) in width along the lakeshore and on both sides of any stream or creek, such distance to be measured from the top of the bank.

1.6.3 Town of Sylvan Lake Area Redevelopment Plan 1984 (Consolidated in 1998)

The aim of the 1984 Town of Sylvan Lake ARP is “to provide guidelines and direction for the orderly, economical and beneficial use, development and improvement of land, recreational facilities, the physical environment and the transportation network in the diverse area north of the C.N.R. right-of-way.”

The Plan identifies several issues that are still relevant today, such as inefficient use of on-street and off-street parking facilities, conflicting pedestrian and vehicular access and movement on Main Street, lack of control over the appearance of Downtown, conflicts between highway and recreation functions, the potential erosion of traditional character of the Cottage Area and the lack of an overall Transportation Plan for the Town.

Traffic, parking and the general appearance of the downtown

entrance are key planning issues that need to be resolved.

The amended Map 1 – Future Land Use in the Plan currently designates the Sylvan Lake Golf and Country Club for future Residential: Detached House. The Kindercare site is designated as Public Open Space; the triangular piece of land adjacent to the Kindercare site as Residential: High Density; and the Marina as Commercial: Recreation and


Residential (Detached House). Lots along the south side of Lakeshore Drive have been designated to remain as Lakeshore Commercial, but new uses have been added – Lakeshore Commercial and Commercial: Recreation on the northeastern portion of the Sylvan Lake Golf and Country Club along Lakeshore Drive. The 1984 Plan maintains the downtown core as Commercial: Retail & Service.

Key policy directions in the 1984 Plan include:

4.2.2(1)(a) any development of the lakeshore land in the N.E 32-38-1-5 should enhance the creek and lakeshore while providing public, pedestrian access thereto,

(c) the 34 to 45 Street (west side) and associated Lakeshore Drive frontage should be retained as a general residential area with allowance for (ii) higher intensity residential development as discretionary uses,

(j) any development of the marina former Bluebird Motel site should be of a high quality sympathetic to the lakeside setting and capable of enhancing it. Such development should be handled on a comprehensive basis to ensure optimum use of the waterfront location. It should maintain the marina and accessory retail uses could include appropriate residential development and short-stay accommodations with associated restaurant facilities,

Better design guidelines and a more rigorous design review

process with independent review were recommendations

in the 1984 ARP.

(k) if Sandy Cove is privately developed and is not incorporated, in part, into the Park, any development should be for publicly accessible water-related day-use recreation facilities with allowance for pedestrian movement along the lakeshore and the protection of the scenic view across the site.

4.3.2(6) the Council may consider retaining an architectural consultant to review the proposed design guidelines and thereafter provide ongoing advice to prospective developers, the Council and M.P.C.

4.4.2(1)(a) closure of Lakeshore Drive between 44 Street and 40 Street with a realignment of the road around Centennial Park.

4.5.2(3) Centennial Park and the pier should be improved to encourage their increased use.


The 1984 ARP Future Land Use concept above promotes mixed-use development, which provides opportunities for round-the-clock activity and better utilization of existing infrastructure.

1.6.4 Sylvan Lake Management Plan 2000 Update The purpose of the Sylvan Lake Management Plan is “to promote responsible land use and development around Sylvan Lake.” Lacombe County, Red Deer County and the Town of Sylvan Lake have adopted the Plan. It contains planning principles and policies to regulate and guide land use, environmentally sensitive areas, shoreline development, water access, open space, road access, boating / lake use conflicts, and water quality / sewage disposal. The following selected policies are of particular relevance to the preparation of the Town of Sylvan Lake Waterfront ARP:

3.2.1(i) Lake Development Area

2. As a general policy, no development will be considered for approval, unless the following criteria are met:

(a) the integrity of the natural environment and ecosystems is protected, sustained and if possible, enhanced.

(g) reasonable public access is available to the lake for residents of the development as determined by the local municipality.


6. Development will generally be set back from the water’s edge a suitable distance as determined by the local municipality to protect riparian areas and to reduce nutrient input into the lake. The dedication of municipal and/or environmental reserve (or easements) will be considered along the shoreline. A visual impact

assessment for development along the

lakeshore can help protect views and natural

attributes.

7. In order to protect views (both to and from the water) and natural characteristics of shorelines, developers may be required to conduct a visual impact assessment.

11. No intensive commercial recreational developments will be allowed on lands adjacent to the shoreline.

3.2.4 Water Access

2. High priority will be given to the development of a new public boat launch for lake users.

3.2.5 Open Space

3. The dedication of environmental reserve and/or municipal reserve will be required to improve public access to the lake.

3.2.8 Water Quality / Sewage Disposal

10. Where the local municipality may deem necessary, new development within 300 m (1,000 ft) of the lake will be required to implement construction management practices, which prevent erosion, sedimentation and the flow of nutrients to the lake.

1.6.5 Sylvan Lake Access Study: 2003 The Town of Sylvan Lake Land Use Bylaw No 1307/2003 in the Lakeshore Direct Control District (L-DC) currently states:

2. The use and development of lakeshore land shall be undertaken in accordance with the policies of the Area Redevelopment Plan. The Council will require the development of each parcel to be based upon comprehensive proposals demonstrating a definite need to be located adjacent to the lakeshore. The proposals shall be compatible with the Plan’s policies and adjacent developments, providing for, amongst such other requirements as the Council may indicate:

(1) public pedestrian access along the lakeshore, (2) at the Council’s discretion, all new buildings to be at least 22.5 m (73.82 ft.) from

the top of the bank of the creek and shoreline….

1.6.6 Sylvan Lake Downtown Revitalization Concept Plan 2003 The Downtown Revitalization Concept Plan proposed improving the aesthetics of Main Street by considering additional tree planting and landscaping, as well as formulating building design guidelines. For the Waterfront Park / Landfill Pier, the Plan suggests providing a beach volleyball venue, a band shell at the centre of the park, a linked pathway system, an elevated pier that includes day-use moorage facilities, and a public plaza. Along Lakeshore Drive, between Main Street and 44 Street, the Plan suggests constructing a wide hard-surface promenade for multiple users and uses, and


recommends creating rest stops / ”look out” areas along the promenade, plus improving the safety and visibility of crosswalks.

For Sylvan Lake Provincial Park, the Plan recommends realigning Lakeshore Drive to more closely follow the 50 A Avenue alignment to increase the beach/park area, as well as adding other uses such as a children’s spray park and informal open space, and a “tear-drop” to calm traffic and allow cars to turn around more easily on Lakeshore Drive. To improve parking, the Plan suggests removing parking on the north side of Lakeshore Drive, converting parallel parking to angle parking along Lakeshore Drive and on 46 Street, and creating additional parking on the south side of the railroad tracks between Main Street and 46 Street.

1.7 PLAN ORGANIZATION

The Town of Sylvan Lake Waterfront ARP is organized into the following six sections.

Section 1.0 - Overview identifies the Plan purpose and defines the Plan area, its historical development, and provides a summary of relevant statutory and non-statutory planning documents.

Section 2.0 - Current Conditions and Trends profiles the community’s current population and general market characteristics, as well as describes conditions in the Plan area related to land use, zoning, land ownership, parks and open space, transportation and parking, and utilities and infrastructure.

Section 3.0 - Vision and Planning Principles presents the community-generated vision as well as planning principles that guided Plan development.

Section 4.0 – Future Development Concept identifies the goals, objectives and policies for achieving the vision.

Section 5.0 – Design Guidelines to ensure a high quality of future design and development are presented for the overall Plan area, as well as for each of the five districts.

Section 6.0 – Implementation Strategy And Action Plans summarizes the steps necessary to implement the Plan including Land Use Bylaw amendments, a Design Review process, parks and open space improvements, demonstration projects and action plans.


2.0 CURRENT CONDITIONS AND TRENDS . . . Where We Are Today

2.1 POPULATION GROWTH AND CHARACTERISTICS

As shown in Table 1 – Historical Population Growth, Sylvan Lake has experienced significant population growth in recent years.

Table 1 - Historical Population Growth

1597 1837

3779 3937 4210

5184

7493

8478

0100020003000400050006000700080009000

1971 1976 1981 1986 1991 1996 2001 2004Year

Popu

latio

n

Between 1981 and 2004 the population of Sylvan Lake experienced an average annual growth rate of 3.6%. Growth rates have been much higher in recent years, with 6.3% average annual growth between 1996-2004. In the five-year periods between 1991-1996 and 1996-2001, Sylvan Lake’s population grew by 18.9% and 30.9% respectively.

With a median age of 31.6 years, Sylvan Lake’s population is younger than that of the province as a whole (35 years). In the five-year period between 1996-2001, the 35-64 age group experienced the largest growth, as shown in Table 2 – Age Groups. This suggests an aging population.

Table 2 – Age Characteristics of Sylvan Lake

Percent Change Age Groups 1991 1996 2001 1991 to 2001 1996 to 2001

0-19 1,465 1,700 2,485 69.6% 46.2% 20-34 1,170 1,225 1,725 47.4% 40.8% 35-49 840 1,350 2,010 139.3% 54.0% 50-64 415 520 785 89.2% 51.0% 65+ 315 435 510 61.9% 17.2%

TOTAL 4,195 5,180 7,495 78.7% 44.7% Source: Statistics Canada


The changing needs of an aging population has a number of implications to a community, including housing choice, medical services, recreation facilities and types of retail services that may be required in the future.

2.2 MARKET CHARACTERISTICS

2.2.1 Residential As housing data is not available for the specific Plan area, we use housing information and trends for the Town of Sylvan Lake itself. One predominant trend not directly affecting the Plan area is the transition from seasonal to year-round occupation of cottages. With people retiring in the community and increasing land values, many cottages are now being expanded or rebuilt for year-round residences.

Given the community’s rapid growth since 1976, Sylvan Lake’s housing stock is relatively new. As shown below in Table 3 – Housing by Period of Construction, 31% were built between 1996-2001 and 24% between 1971-1980.

Table 3 – Housing by Period of Construction

2001 Percent Share Before 1946 145 5% 1946 – 1960 100 4% 1961 – 1970 225 8% 1971 – 1980 650 24% 1981 – 1990 380 14% 1991 – 1995 350 13% 1996 – 2001 825 31%

TOTAL 2,675 100% Source: Statistics Canada

Although single-family detached homes remain the dominant housing form in Sylvan Lake, affordability and lifestyles have seen a shift towards other types of housing, particularly rowhousing. This is illustrated in Table 4 – Trends in Dwelling Structures by Type.

Table 4 – Trends in Dwelling Structures by Type 1991 Percent

Share 2001 Percent

Share Percent Change

’91 – ‘01 Single detached house 1,090 73.4% 1,865 69.9% 71.1% Semi detached house 120 8.1% 220 8.2% 83.3% Row house 25 1.7% 170 6.4% 580.0% Apartment, detached duplex 15 1.0% 25 0.9% 66.7% Apartment, five or more storeys 0 0.0% 0 0.0% - Apartment, fewer than five storeys 130 8.8% 205 7.7% 57.7% Other single attached house 0 0.0% 5 0.2% - Moveable dwelling 100 6.7% 175 6.6% 75.0% TOTAL OCCUPIED PRIVATE DWELLINGS 1,485 100.0% 2,670 100.0% 79.8%

Source: Statistics Canada Town of Sylvan Lake Draft Municipal Development Plan, April 2005


Alberta Seniors 2005 Apartment Vacancy and Rental Cost Survey, completed between June and August, identified 165 rental units in Sylvan Lake. Of these 165 units, 116 were accounted for by survey (70.3% response rate). A vacancy rate of 2.6% was determined for this time period and average monthly rents by unit type were as follows:

• Bachelor - $495

• 1 Bedroom - $527

• 2 Bedroom - $643

• 3 Bedroom - $603

Given land values and proximity to the Lake, it is anticipated that aside from infilling with single family detached residential units in the existing cottage area, most of the new residential construction within the Plan area will be higher density rowhousing and apartment units. Apartment units could also be incorporated into the upper floors of mixed-use developments.

With Alberta’s population aging, Sylvan Lake will also become an attractive retirement community. There will be an increased demand for aging-in-place complexes, which provide a range of senior’s accommodation ranging from bungalows and apartment units for independent living to assisted care facilities.

As the population increases along the Calgary-Edmonton Corridor, more people will want to purchase recreation properties in areas such as Sylvan Lake. The limited supply and high price of individual cottage lots will drive the demand for development of condominiums and fractional ownership units, both as investment properties and for personal use. With rapid growth and rising costs, affordable housing for lower-paid service industry employees will be a growing concern.

2.2.2 Tourism Sylvan Lake is considered one of the major tourism destinations in Alberta, receiving in excess of 1.3 million visitors annually. Its strategic location mid-way between Edmonton and Calgary draws tourists from all parts of the province. As expected, the population of Sylvan Lake fluctuates seasonally, with the summer months seeing the most visitors and seasonal residents. Hotels, motels, inns and bed and breakfast accommodation provide over 150 rooms.

A major attraction is Sylvan Lake Provincial Park, which provides beach access and water-based activities to large numbers of cottagers, campers and day-trippers during the summer months. Sylvan Lake is also home to Alberta’s second largest marina. Other key attractions include the waterslide, Sylvan Lake Golf Course and commercial establishments along Lakeshore Drive.

During the planning process, opportunities were identified that could enhance the tourism potential and quality of experience in Sylvan Lake. These included:

• Redevelopment of programming and management of the Provincial Park to better handle increased volumes of users.

• Reconstruction of Lakeshore Drive into a complete street that could accommodate not only vehicular traffic, but pedestrians, cyclists, and other modes of transportation.

• Careful review and control of lakeshore development to ensure view corridors and public access are maintained.

• Better parking arrangements and strategies (e.g. peripheral parking lots to cope with the demand for parking during the summer months).


• Better quality hotel accommodation and conference facilities to be more competitive with other tourist destinations and extend the tourist season.

2.2.3 Retail Most of the Town’s retail outlets are located within the Plan area. Cobbs Limited has served as an anchor for the downtown shipping district since 1928 and continues to be a focal point for the community. Retail outlets are concentrated along Lakeshore Drive and in the geographic area generally located between 51 and 47 Streets, Lakeshore Drive and the CNR tracks. There is also a highway commercial node at the eastern part of the Plan area centred around 50 and 50A Avenues that tends to be auto-oriented.

Given Sylvan Lake’s proximity to the City of Red Deer, retail expansion is generally limited to district rather than regional retail and tourism-related types of retail uses. One of the key constraints to commercial expansion downtown identified by stakeholders was the ability to provide the required amount of parking. Cash-in-lieu provisions and constructing peripheral parking structures have been successful solutions for other urban centres facing a similar situation.

Another issue identified was an increase in the number of vacant storefronts in the downtown area. A Retail Recruitment and Support Program undertaken cooperatively with the Heart of Downtown Association and the Town is recommended.

As the suburban areas of Sylvan Lake grow, there will be increasing pressure to develop more auto-oriented suburban-style shopping centres, which will create more competition for the downtown.

2.2.4 Office Most of the Town’s office space is concentrated in the Plan area. These include the Town Hall, RCMP and a number of professional and personal service uses such as banks, doctors and dentists, offices, lawyers, accountants, real estate brokers, etc. This trend will likely continue, provided an adequate supply of convenient parking is provided.

2.2.5 Industrial There are no major industrial uses located in the Plan area. Most of them are concentrated east of Highway 20 and along Highway 11A. As these major highway corridors are “gateways” to the Plan area, there is a need for the Town to consider design guidelines to ensure a high quality of development of these lands. Guidelines need to address such things as architectural treatments of buildings, screening of yard storage, signage, landscaping, access management, etc. (Policy 17.5 in draft MDP).

2.3 EXISTING LAND USE

Map 4 – Generalized Existing Land Use illustrates the existing land use patterns in the Plan area. Sylvan Lake Provincial Park is a dominant land use along the lakeshore.

The eastern part of the Plan area is characterized by low-density residential development in the traditional cottage area. Highway commercial uses are found at the eastern gateway at Lakeshore Drive (Highway 11A and 50 Avenue).


The downtown core centred around 50 Street and Lakeshore Drive contains the largest concentration of commercial uses, with various forms of housing ranging from single-family detached to higher density forms such as duplexes and apartments. Hotel and motel developments are found along Lakeshore Drive, as well as restaurant and other retail uses.

The Sylvan Lake Golf Course is located at the western end of the Plan area. In addition to the Golf Course, tourist attractions along Lakeshore Drive include a marina, lighthouse, waterslide, miniature golf course, Centennial Park and the public beach.

In the area between the Golf Course and 51 Street, a mixture of housing types are found including low-density single-family detached dwellings, a manufactured home park, and higher-density row housing and apartments.

South of the CNR tracks are a variety of civic uses including the RCMP detachment, Lion’s Park, health unit, public library, Aquatic Centre and the new Sylvan Lake Arena and Multi-use Facility. East of 43 Street is the Community Centre and Four Season’s Park situated next to the C.P Blakely School.

2.4 EXISTING ZONING

Map 5 – Existing Zoning shows how various land parcels are currently zoned in accordance with the Town of Sylvan Lake Land Use Bylaw No. 1307/2003.

Table 5 – Existing Land Use Districts summarizes the regulations for each district related to parcel size, building size and height and allowable parcel coverage.

Table 5 – Existing Land Use Districts

District Designation Min. Parcel Area Min. Building Size Max. Height Max. Parcel Coverage LC

Lakeshore Commercial District

400 m2

NA

15.0m

NA

C Central Commercial District

NA

NA

13.0m

100% parcel coverage is permitted, subject to the provision of a rear yard.

CH Highway Commercial District

NA

NA

13.0m

85%

RCS-DC

Retail And Commercial Services Direct Control District

non-residential: 225 m2

residential (row houses and duplexes): 155 m2

NA

15.0m

55%

PF

Public Facility District

NA

NA

12.0m

80%


District Designation Min. Parcel Area Min. Building Size Max. Height Max. Parcel Coverage RF

Recreation Facility District

campgrounds max density: 75 stalls per hectare condo and recreation parks: 232.25 m2

NA

NA

condo and recreation parks: 50%

L-DC

Lakeshore Direct Control District

to be determined by Council




DC-1

Direct Control District





R5 Narrow Lot General Residential District

285– 388 m2

detached dwellings: 78.75 m2

duplexes: 59.25 m2

two storeys above grade with a 10.0 m max

55%

R4 Manufactured Home District

minimum park area: 2 hectares

NA

5.0m

55%

R3

High Density Residential District

row houses interior: 185 m2

corner: 275 m2

four-plexes interior: 180 m2

corner: 185 m2

apartments 1.3 times the building’s total FAR

row houses 1 level: 78.75m2

2 levels: 67.0m2

apartments and four-plexes bachelor: 32.5 m2

1-bedroom: 51.0 m2

2-bedroom: 65.0 m2

3-bedroom: 78.75 m2

row houses and four-plexes : 10.2 apartments: 15.0 m

row houses and four-plexes: 55% apartments: 75%

R2 General Residential District

detached dwellings interior: 460 m2

corner: 520 m2

duplexes interior: 325 m2

corner: 370 m2

row houses interior: 185 m2

corner: 275 m2

four-plexes interior: 180 m2

corner: 185 m2

apartments 1.5 times the building’s total FAR

detached dwellings 78.75 m2 excluding basements duplexes 59.25 m2 excluding basements row houses 1 level: 78.75 m2

2 levels: 67.0 m2

apartments and four-plexes bachelor: 32.5m2

1-bedroom: 51.0 m2

2-bedroom: 65.0 m2

3-bedroom: 78.8m2

detached dwellings, duplexes, row houses, four-plexes and apartments: 10.0 m

detached dwellings, duplexes, row houses and four-plexes: 55% apartments: 75%

R1

Low Density Residential District

interior: 555 m2

corner: 610 m2

92.5 m2

(excluding basements)

two storeys above grade with a 10.0 m max

55%


2.5 LAND OWNERSHIP

As shown on Map 6 – Property Ownership, the majority of land in the Plan area is privately owned, including key properties along the lakeshore. The Town of Sylvan Lake owns several parcels in the Plan area, including:

• the parcel of land occupied by the Town Office;

• the 0.91 ha (2.26 ac) Kindercare site east of the Sylvan Lake Golf and Country Club on 53rd Street;

• seven smaller parcels of land located in and around the downtown area;

• a public parking lot located south of 50 Avenue;

• a small strip of land located along the Sylvan Lake shoreline north of downtown; and

• land located south of the CNR rail line between 52 Street and 47 Street occupied by the swimming pool, curling rink and arena.

Land owned by the Province in the Plan area includes:

• Sylvan Lake Provincial Park, including Centennial Park, which consists of 85.29 ha (210.75 ac) of park that runs along the southern tip of Sylvan Lake;

• the waterslide site, which is provincially-owned and leased to Bear Developments; and

• a public parking lot located east of 44 Street next to Centennial Park.

2.6 PARKS, OPEN SPACE AND TRAILS

Map 7 – Parks, Open Spaces and Trails shows that nearly 15% of the total land area in the Town of Sylvan Lake is devoted to parks and open spaces. Existing parks include Sylvan Lake Provincial Park, including Centennial Park, and Lion’s Park south of the CN rail line. Although the Sylvan Lake Golf and Country Club provides a significant amount of open space in the Plan area, it is not publicly owned and could be developed in the future. There are also numerous “tot lots” throughout the community.

The 2004 Town of Sylvan Lake Recreation, Parks and Open Space Master Plan identifies the need to properly maintain smaller and less frequently used parcels of land for parks and open space in order to benefit the community. Further, the Master Plan suggests that parks that cannot be adequately serviced should be sold with the proceeds going to a maintenance fund for the remaining parks to improve quality overall.

The Master Plan’s Parks and Open Space Vision identifies the following elements as important to the community:

• an abundant mix of healthy plant materials;

• clean, well maintained outdoor places for walking, sitting and socializing;

• interpretive signs and displays throughout the parks system to communicate Sylvan Lake ’s natural and human heritage; and

• safe and exciting spaces for children and youth to play and socialize, as well as passive, quiet areas where people can relax.


2.6.1 Trails The Town of Sylvan Lake Recreation, Parks and Open Space Master Plan shows the existing trail network and identifies potential future extensions in the Plan area.

Existing Trails:

• There is a pathway located along the lakeshore within the Sylvan Lake Provincial Park.

• There are two sections of trail running along the CNR rail line adjacent to the downtown core.

Proposed Trails:

• An extension to the lakeshore pathway is proposed both to the east and the west.

• Future multi-use pathways are proposed along 53, 50 and 40 Streets to connect the lakeshore trail with the trails running along the CN rail line via the downtown core.

• The gaps in the pathway along the CN rail line are also identified as areas of future trail development as a means to improve connections.

Improved public access to the waterfront and a continuous waterfront pathway has been identified as a priority by stakeholders. This needs to be negotiated as a condition of redevelopment of the marina and waterslide sites.

An opportunity also exists to incorporate a multi-use trail to accommodate pedestrians, cyclists and rollerbladers as part of the redesign and reconstruction of Lakeshore Drive.

2.7 TRANSPORTATION AND PARKING

Map 8 – Transportation Network and Parking shows the location of existing and proposed roadways planned to service existing and future development within the Plan area. Also shown is the existing location of public parking lots.

2.7.1 Roadways The existing and future arterial roadway network includes 50 Avenue, Range Road 15, Highway 20 and the portion of 50 Street (SH 781) south of the CN railway tracks.

Lakeshore Drive (Highway 11A) is currently a Provincial Highway and is classified as an urban collector roadway. During the Plan preparation process, there was a considerable amount of discussion regarding the redesign and reconstruction of Lakeshore Drive to make it a “Complete Street” with traffic calming to improve the quality of experience along the waterfront.

Complete Streets are roadways and corridors designed for safe and efficient use by vehicle operators, pedestrians, cyclists, transit riders and others. The Complete Street philosophy is to integrate different user groups into shared transportation corridors and make streets accessible to people travelling by various modes.

One of the strategies used to create a Complete Street is to put a roadway on a “diet”. A classic roadway diet shrinks three or four-lane roadway to two lanes, while incorporating wider sidewalks and a separate bike lane. A roadway diet can be a relatively inexpensive way to retrofit streets like Lakeshore Drive for more pedestrian and bicycle accessibility.


Road Diet Example

Source: www.completestreets.org

Narrow travel lanes and add a bike lane

Start with a stark, plain street

Add a median, trees and some texture

Bring buildings in closer to the street and encourage infilling

Other collector streets within the Plan area include 50 Street south of the CN rail tracks, 46 Street and Highway 11A.

A grid of local roadways services the rest of the Plan area. Some of the internal roadways will need street improvements over the next 10 years, as detailed in the 2005 Infrastructure Study by Tagish Engineering Limited.

The Town of Sylvan Lake Road Network and Access Review 2003 prepared by Stantec Consulting Ltd. evaluated current roadways and made the following recommendations with regard to external roadway networks:

• access into Sylvan Lake from Highway 11 should feature an all-directional turn at Highway 20;

• turning restrictions at Highway 11 should not be implemented until Highway 11 is twinned past SH 781; and

• the new TWP 384 Road should be located between Highway 20 and Range Road 15.

Town Council recently approved the Town of Sylvan Lake Transportation Study prepared by D.A. Watt consulting on December 12, 2005. The Study reviewed and made recommendation to address various transportation issues being fuelled by tourism. Specific recommendations that will have an impact on this ARP include the following:

• Lakeshore Drive and 50 Avenue Corridor operations, including direction in managing traffic flows during peak summer visitor periods or special events;

• Review of recommendations made by Urban Systems Ltd. as part of the 2004 Downtown Revitalization Plan and review of East Gate entrance;

• 50 Street / 50 Avenue intersection …options for improvements at this intersection to address awkward turning movements resulting from offset approaches;

• directions on development of an east-west corridor using portions of 48 Avenue and 47 Avenue;


• traffic impacts of the arena, multipurpose facility, aquatic centre and curling rink at 50 Street, 49 Avenue, 46 Street, 48 Street and 48 Avenue; and

• review of a potential one-way couplet using 48 and 49 Streets, between 50 Avenue and Lakeshore Drive.

2.7.2 Parking There are two main parking lots in Sylvan Lake. One is municipally owned and located downtown across from the Town Office; the other lot is provincially owned and located adjacent to the Sylvan Lake Provincial Park on 44 Street. Street parking is available on local roads, and there are few restrictions.

Parking availability and constraints fluctuate seasonally. With an influx of summer residents and visitors, parking congestion and overflow into residential areas is an issue for Sylvan Lake during July and August. The 2004 Infrastructure Study recommends that street upgrades, clearer signage and shoulder widening may help to alleviate this problem. This should be done in conjunction with the development of “Traditional Cabin Area” design standards.

The Sylvan Lake Parking Master Plan (2002) estimated the need for a total of 2,385 on-street and 2,492 off-street parking spaces for a total of 4,877 spots in the community. The highest demand for parking spots was found in the commercial core and along Lakeshore Drive. The Master Plan recommended several potential parking management techniques, such as:

• developing additional off-street public parking for use by recreational vehicles and as an overflow parking facility;

• passenger loading zones on Lakeshore Drive;

• implementing a residential parking permit program; and

• one-hour parking in the Town Centre, and other parking restrictions.

In addition to the recommendations contained in the Master Plan, it is recommended that the cash-in-lieu provision of providing parking stalls in Section 3(1) Parking Subsections (i) and (j) be reviewed and updated to provide opportunities to develop peripheral parking structures that may be outside the 150-metre (492.1-foot) walking distance. Also, the amount charged for cash-in-lieu should be in keeping with current land costs and the cost of building a parking structures.

Although the Town of Sylvan Lake currently does not have a transit system, it is recommended that the feasibility of instituting a shuttle bus system in partnership with the Heart of Downtown be explored to move people form peripheral parking areas to the waterfront and downtown areas.

2.8 UTILITIES AND INFRASTRUCTURE

The following is a brief description of existing provisions for servicing.

2.8.1 Water The Town of Sylvan Lake is responsible for supplying water for the community and is serviced by eight wells. There is also one reservoir that has a storage capacity of 6,800,000 liters of water. Water supply wells are capable of meeting the needs of the permanent population of 13,000 people. In summer months, this capability is reduced to 11,500 people and additional water supply is being sought to meet the seasonal peak.


2.8.2 Storm The Town’s stormwater sewer system consists mainly of open channels in the form of roadside ditches with some catch basins tied to underground storm pipes. The Town has several catchment areas, including two large rural basins and surface runoff drains primarily into Sylvan Lake and Cygnet Lake.

2.8.3 Sanitary Upgrades to the sewage treatment facility were completed in 2004, raising the system’s capacity to 30,000 people.

2.8.4 Shallow Utilities Electrical services are provided by EPCOR, natural gas by Direct Energy Ltd. and telephone and Internet service by TELUS.

2.8.5 Waste Management The Town undertakes residential solid waste collection, but collection for commercial users is handled by private contractors.

As redevelopment takes place, upgrades will be necessary to the local distribution and collection system to meet the demands of an increased population in the Plan area. It is recommended that servicing master plans for water, storm and sanitary systems be prepared, as these could serve as a basis for determining what development levies may need to be charged to recover these costs from developers.


3.0 VISION AND PLANNING PRINCIPLES . . . Where We Want To Be In The Future

3.1 VISION

The following vision for the Plan area was formulated based on input received during September 2005 community vision building workshops, held with Council, Administration, key stakeholders, property owners and the general public.

By the year 2026:

• The Plan area will be a vibrant, diverse, attractive and well-planned family-oriented area and a major tourist destination.

• Residents of the community and visitors to Town will be able to enjoy a vast array of recreational and commercial opportunities in a manner that respects and protects the area’s natural resources, preserves and enhances views, increases public access to the lake, and promotes a healthy and active lifestyle.

The Plan area will be a vibrant, diverse, attractive and well-planned family-

oriented area and a major tourist destination.

• Lakeshore Drive will become a pedestrian-oriented streets with trail linkages to lakeshore amenities, such as an expanded Marina and other important destinations in Town.

• The traditional cottage area will be preserved as a low density, single-family area and its character enhanced with architectural guidelines to encourage compatible residential infill development.

• The downtown core will be reinforced as an animated, mixed-used area with ample opportunities to shop, live, work, do business and socialize.

• New residential, commercial and mixed-use development opportunities will be realized.

• With new urban design guidelines, new developments will be of high architectural quality, respect views of the Lake and complement surrounding development.

A mixture of residential and commercial uses promotes

safety and vitality.

3.2 PLANNING PRINCIPLES

Key planning principles that were considered during the formulation of the Town of Sylvan Lake Waterfront ARP are as follows:

Principle #1 – Promote Mixed Use

Promote a safe and active community with “eyes on the street.” A mixture of land uses should foster opportunities to live, work, shop and play. People are attracted to areas with mutually supportive uses that create synergies; this in turn creates a local market for goods and services. A mixture of uses, such as residential, commercial and recreational,

Town of Sylvan Lake Waterfront Area Redevelopment Plan Page 23 Revised April 28, 2006

along and/or near the waterfront can also reunite a town with its waterfront by creating multiple reasons for being there.

Principle #2 – Emphasize Compactness

In order to promote pedestrian activity and vitality, the Plan area should be compact and walkable, complete with an efficient spatial arrangement. The first priority should be to resolve transportation, circulation and parking issues in order to foster a safe and attractive pedestrian environment.

Redesigning the Provincial Park space (pier lands) can

provide opportunities for more intensive programming.

Principle #3 – Foster Intensity

Density, or intensifying key areas such as the downtown and lakeshore commercial areas, should be viewed as necessary to support local services, use land efficiently, preserve parks and open spaces and economically compete with other land uses.

Principle #4 – Ensure Balance

Concentrations of one type of land use should be avoided. Recreational, commercial and residential land uses should be balanced, and each of these uses should be diverse. There should be a range of housing choice to meet the needs and tastes of today’s demographic. A variety of recreational opportunities should be available to encourage year-round activity and a mix of commercial and entertainment uses should be available to meet local residents’ daily needs, as well as attract tourists to Town for the day and longer periods of time.

Principle #5 – Maintain Views to the Lake Winnipeg’s “The Forks”

features development that maintains waterfront access

and vistas.

Waterfront buildings should be designed to maintain and enhance views to and from the waterfront. Inward facing buildings along a waterfront can create blank walls, which results in a sterile pedestrian environment, blocked access to waterfront amenities and, in general, takes away the benefit the waterfront can provide to visitors and the community.

Principle #6 – Maintain and Increase Public Access to the Waterfront

All waterfront communities must maintain public access to the waterfront both in terms of access for boats and physical access to water-related activities such as swimming. Though ensuring access is somewhat more difficult when land along the water’s edge is privately owned, requiring developers to dedicate land for waterfront access as a condition of development approval is one way of increasing access to the waterfront.

Example of a waterfront that is accessible to the public.


Principle #7 – Promote Walkability

Several pedestrian activity nodes should be provided throughout the Plan area so that people can walk comfortably using direct linkages that are attractive and convenient. To enhance the quality of experience, the Town should encourage active street-level uses, universal access design, distinctive streetscape treatments, functional parks and open spaces, as well as locating surface parking lots and structured parking to the rear or side of buildings.

Waterfront boardwalk in Gimley, Manitoba.

Principle #8 – Improve Accessibility with Various Modes of Transportation

Other modes of transportation such as walking, cycling and transit should be promoted as sustainable alternatives to the private automobile. Linkages need to be strengthened between the waterfront, downtown, parks and open spaces, and civic and recreational uses south of the CNR tracks by creating a high-quality pedestrian environment, introducing a shuttle bus and implementing a parking strategy. Ensuring multiple accesses to the waterfront needs to be a high priority.

Principle #9 – Extend the Influence of Waterfront Inland

A mix of activities is one of the most effective strategies for making a waterfront a more vital part of the Town. Although visitor-oriented commercial uses along the waterfront play an important role, they alone cannot transform a waterfront into a day-to-day working part of the community and may even reinforce the sense that the waterfront is separate from the rest of the community. It is desirable to have diverse neighbourhoods or districts that extend the fabric of the Town to the waterfront.

Individual entrances and private

gardens provide ‘eyes on the street’, an important CPTED

principle.

Principle #10 – Create a Safe and Comfortable Environment

A sense of safety and visibility from the street should be maximized. Parks and other public spaces should be designed to provide unobstructed views. Streets, public spaces and parking areas should be well lit. Crime Prevention Through Environmental Design (CPTED) principles and community policing are possible tools that can facilitate a safe and comfortable environment.

Principle #11 – Build a Positive Identity Based on the Plan Area’s Existing Assets

Existing qualities of the Plan area, such as a mixture of land uses, public art, waterfront amenities and a high quality natural environment – should be built upon and reinforced. Attracting businesses to the area, encouraging high quality urban design and investing in the area’s physical appearance can play a critical role in creating a positive identity for the marketing of the Plan area and the Town of Sylvan Lake.

Town of Sylvan Lake Waterfront Area Redevelopment Plan Page 25 Revised April 28, 2006

4.0 FUTURE DEVELOPMENT CONCEPT . . . How Do We Get There?

This Section of the Plan sets out a series of goals, objectives, and policies for achieving the vision and reflecting the planning principles set out in Section 3.0.

4.1 ECONOMIC DEVELOPMENT AND TOURISM

Goal: To attract new investment and employment opportunities within the Plan area.

Overview

Sylvan Lake is strategically located along the Calgary-Edmonton Corridor - one of the most rapidly growing regions in Canada. It provides easy access to a large market and the natural attraction of Sylvan Lake itself provides tremendous potential to expand the local tourist industry. A priority is to develop a conference centre and expand the supply of quality hotel rooms.

Sustainable tourism is an important concept for Sylvan Lake to embrace. A recent article in Urban Land August 2005 entitled ‘Sustainable Destinations’ makes the following six recommendations for communities wishing to pursue sustainable tourism.

1. Focus on Authenticity. Communities should make every effort to preserve the authentic aspects of local heritage and culture, including food, handicrafts, art, music, language, architecture, landscape, traditions and history. Sustainable tourism emphasizes the real over the artificial.

2. Ensure that tourism-support facilities – hotels, motels, restaurants, and shops – are architecturally and environmentally compatible with their surroundings. Every tourist development should have a harmonious relationship with its setting. Tourism support facilities should reflect the broader environmental context of the community and should respect the specific size, character and functional factors of their site within the surrounding landscape.

3. Interpret the resource. Interpretation can be a powerful storytelling tool that can make an attraction, even an entire community, come alive. Interpretation instills respect and fosters stewardship in both visitors and residents.

4. Consider aesthetics and ecology. Clean air and water and healthy natural systems are fundamentally important to sustainable tourism, but so is community appearance. Protecting scenic views and vistas, planting trees, landscaping parking lots, and controlling signs are all fundamentally important to the economic health of a community.

5. Enhance the journey as well as the destination. It is in the interest of the tourism industry to encourage the development of heritage corridors, bike paths, hiking trails and other forms of alternative transportation. This is also why local and provincial governments should designate scenic byways and protect roads with unique scenic and historic character.


6. Recognize that tourism has limits. Savvy communities always ask how many tourists are too many. Tourism development that exceeds the carrying capacity of the ecosystem or fails to respect a community’s sense of place will result in resentment and the eventual destruction of the very attributes that tourists have come to enjoy.

Objectives

• Expand and diversify the local economy to attract new investment and employment opportunities.

• Develop and implement an Investor Attraction Program.

• Develop and implement a Business Retention and Support Program.

• Pursue the development of an expanded public marina.

• Make improvements to the “public realm” to enhance the quality of experience for residents and visitors.

• Develop partnerships to pursue economic and business development goals.

Policies

The Town will:

4.1.1 Investment Attraction Program Work with the Community Economic Development Board (EDC) and Alberta Economic Development and Tourism to develop and implement an Investment Attraction Program by undertaking the necessary market studies to target promotional efforts to attract new investors and businesses.

4.1.2 Business Retention and Support Program Work with the EDC to develop a Business Retention and Support Program in order to help increase the local customer base and attract a complementary mix of retail (such as achieving the right tenant mix in a suburban mall). Typical elements of such a program include:

• Coordinated marketing and advertising;

• Achieving the right retail mix;

• Training and customer service programs;

• Entrepreneurial support and mentorship;

• Events and activity programming;

• Coordination of clean and safe initiatives; and

• Maintaining common store hours.

4.1.3 Feasibility of Marina Expansion Initiate with affected stakeholders a plan and feasibility study to pursue expansion of publicly accessible marina facilities. A preliminary illustrative concept is shown on Figure 1 – Concept Showing Marina Expansion.


4.1.4 Promote the Development of More Hotel Rooms and a Conference Centre Identify potential sites and market them to prospective investors / operators in order to expand the tourism season and increase tourism expenditures.

4.1.5 Develop a Staged Plan for Making Public Improvements As part of the Capital Budgeting process, establish a five-year plan for streetscaping, trail development, marina development and reconstruction of Lakeshore Drive that will improve the public realm and quality of experience for residents and visitors.

4.2 LAND USE

Goal: To accommodate a wide range of compatible land uses that will ensure the orderly and economic development of the Plan area as a vibrant, mixed-use centre where people can live, work, shop and play.

Overview

The land use pattern in the Plan area shows tourism-related commercial and recreational uses concentrated along Lakeshore Drive; commercial and service-related uses located in the traditional downtown core; residential uses concentrated primarily to the east of 46 Street and west of 50A Street; and institutional uses concentrated in the areas immediately to the north and south of the CN rail line between 47 and 50 Streets.

A key policy shift from the 1984 ARP is to pursue opportunities for mixing land uses both vertically and horizontally to encourage more compact development and better utilization of infrastructure. This is illustrated on Map 9 – Future Land Use Concept.

Objectives

• Promote mixed-use development that encourages round-the-clock activity.

• Avoid land use conflicts.

• Encourage land use patterns that encourage compact, cost-efficient and sustainable building forms while maintaining Sylvan Lake’s small-town atmosphere.

• Encourage compatible infilling and intensification of development sites.

• Preserve the small-scale, low-density character of the “Cottage Area”.

• Require ground floor commercial development along Lakeshore Drive.

• Provide for a wide range of housing choice.

• Maintain and expand civic / institutional uses within the Plan area.


Policies

The Town will:

4.2.1 Future Land Use Adopt and utilize Map 9 – Future Land Use Concept in evaluating rezoning applications and determining future land use patterns.

Commercial

4.2.2 Waterfront / Resort Commercial In this part of the Plan area encourage tourist-oriented, mixed-use development that maintains active street-level commercial and encourages a pedestrian-friendly environment. Typical uses might include retail, office, hotel, residential and recreation.

4.2.3 Downtown Commercial As shown on Map 9 – Future Land Use Concept, in the area between 51 and 46 Streets north of the CN rail line encourage compatible mixed-use development that revitalizes traditional main street retail on the ground floor with opportunities for office and residential development on the upper floors. Compatible ground-floor uses such as retail, restaurant and entertainment uses should promote street-level vitality.

4.2.4 Highway Commercial Continue to allow for auto-oriented commercial development as a node at 50 Avenue and Highway 11A, as shown in Map 9 – Future Land Use Concept. In order to improve the urban design quality, regulations in the Land Use Bylaw should be reviewed and amended if necessary, with regard to the following:

a) improved street-edge conditions and addition of sidewalks;

b) layout of parking;

c) landscaping and signing; and

d) buffering and interface with adjacent land uses.

Residential

4.2.5 Higher Density Residential Allow for intensification and infilling of the Higher Density Residential area between 51 Street and the Sylvan Lake Golf Course north of the CN rail line. The range of housing forms could include semi-detached, row housing and apartments.


4.2.6 Street-Oriented Row Housing Encourage infilling in the form of stacked row housing, with the potential for work-live, fronting onto Centennial Park as shown on Map 9 – Future Land Use Concept. No commercial intrusions are to be allowed in this area. However, innovative and compatible designs for work/live accommodation should be considered.

4.2.7 Compatible Residential Infill in Cottage Area Support construction of single-family detached housing as infill on vacant or underutilized parcels of land in the Cottage Area, provided due regard is given to the following:

a) compatibility in terms of height, scale and design of other buildings in the neighbourhood;

b) continuity of nearby streetscape and lotting patterns;

c) compatibility with surrounding land uses;

d) appropriate landscaping, provision of parking, and locating and preservation of existing vegetation;

e) adequate infrastructure capacity, including stormwater drainage; and

f) traffic impact.

4.3 PARKS, OPEN SPACE AND TRAILS

Goal: To foster a healthy and active lifestyle by providing residents and visitors with high quality parks, open spaces, trails and recreation facilities for active and passive use.

Overview

The most significant park space within the Plan area is the Provincial Park / Centennial Park, which is owned and managed by the Parks and Protected Areas Division of Alberta Community Development. This park space is used intensively during the summer months, as it provides the best public access to the beach and waterfront. The Town of Sylvan Lake Recreation, Parks & Open Space Master Plan describes the significance of the Provincial Park to the community’s economy and identity, stating that immediate upgrades are needed:

“The Sylvan Lake Provincial Park that bounds most of the north perimeter of the Town is definitely a regional resource and, while its control rests with the Province of Alberta, its function as a community resource cannot be overlooked in a community planning context . . . Its waterfront location in relation to one of Alberta’s finest lake resources, coupled with its adjacency to the Town’s Lakeshore Drive, combine to make this resource a primary economic generator for the Town and the cornerstone of Sylvan’s resort community identity, an identity that has been adopted to drive future growth in the commercial / hospitality sector . . . While most Provincial Park Standards are at levels that are typically higher than the levels that are achievable for regional parks that are operated by rural Alberta municipalities, the Sylvan Lake Provincial Park requires immediate upgrades. . . . For Sylvan Lake, the set goals or standards for community-operated parks should be similar to (if not better than) Provincial Park Standards as the perception of both residents and of visitors to the Town should be one of a seamless parks system. In other words,


the quality of the Provincial Park will always be perceived as a reflection of the Town and its hospitality.”

In 2004, the Sylvan Lake Park Study Assessment of Alternatives Report recommended that the Town of Sylvan Lake take over the Sylvan Lake Provincial Park and seek new revenue sources to cover the deficit. That option was not approved by Council.

During both the ARP Focus Groups and Vision Building Workshops, participants said that increasing park space and maintaining and enhancing public access to the waterfront was a high priority. Although the Sylvan Lake Golf and Country Club provides a large open space within the Plan area, it is privately owned and may be developed in the future. Lion’s Park is a smaller park space owned by the Town south of the CN rail line.

Encouraging walkability for health and recreation purposes is a strong trend in community planning. Map 7 – Parks, Open Space and Trails shows a number of potential trail links that could provide opportunities to extend the Town’s trail system and improve access to the waterfront. Increasing public access and trail development along the waterfront needs to be a Council priority when negotiating development agreements for key waterfront properties, such as the marina and waterslide sites.

Also important is integrating trail development in the Plan area with future connections to the regional trail system and Lake-Wide Trail Master Plan referred to in the Sylvan Lake Public Access Study.

Objectives

• Implement the Town of Sylvan Lake Recreation, Parks and Open Space Master Plan.

• Work with Alberta Community Development to redesign, develop and program the Provincial Park / Centennial Park for more intensive use.

• Upgrade landscaping of public spaces.

• Maintain and increase public access to the waterfront.

• Develop planned trail connections.

• Identify opportunities and funding sources for increasing and upgrading parks and open spaces.

Policies

The Town will:

4.3.1 Upgrade Provincial Park Cooperate with Alberta Community Development to redesign, develop and program the Provincial Park for more intensive use. Illustrative concepts are provided on Figure 2 – Concept Showing Proposed Cross-Section for Lakeshore Drive.


4.3.2 Redesign Centennial Park Collaborate with Alberta Community Development to redesign, redevelop and ensure stewardship of Centennial Park to create a more attractive and functional park space that is better integrated with the waterfront. An Illustrative concept of what a redeveloped Centennial Park could look like is found on Figure 3 – Concept for Redesign of Centennial Park.

4.3.3 Implement Trail Network Implement the trail network in the Plan area as conceptually shown on Map 7 – Parks, Open Spaces and Trails in accordance with the development standards contained in the Town of Sylvan Lake Recreation, Parks and Open Space Master Plan. Developers will be required to dedicate the required right-of-ways and construct the trail connections as a condition of development approval.

4.3.4 Municipal Reserve Dedication Require, where applicable, the dedication of 10% of land to be subdivided. Within the Plan area, the dedication of land is preferred over cash-in-lieu. For higher density development, the Town may also require dedication of additional Municipal Reserve (MR) over and above the 10% in accordance with the provisions of Section 668 of the MGA.

4.3.5 Redevelopment Levy Consider passing a Redevelopment Levy Bylaw in accordance with Section 647 of the MGA for the purposes of purchasing land and for increasing the amount of park space available within the Plan area.

4.3.6 Public Art Program Develop a Public Art Program that includes a process for selecting, placing and acquiring art on public and private spaces within the Plan area. The program could include a requirement for all public and private development over a certain dollar value to contribute a percentage of the construction budget towards purchasing or commissioning a work of art for public display.

4.4 ENVIRONMENTAL MANAGEMENT

Goal: To preserve, protect and enhance the quality of the natural environment.

Overview

Within the Plan area, critical elements of the physical environment include the lake, creeks, tree stands and riparian areas. As Sylvan Lake continues to attract visitors and new residents to the area, growth pressures will undoubtedly result in more intensive use of the area’s natural resources. In accordance with the Sylvan Lake Management Plan (2000), responsible environmental stewardship along and around Sylvan Lake is a prime consideration of this Plan.

Both the Sylvan Lake Management Plan (2000) and Sylvan Lake Public Access Study Findings and Recommendations Report (2003) make a number of environmental management recommendations pertaining to


dedication of environmental reserves, setbacks from high water mark of the Lake, management of environmentally sensitive areas and the need for visual impact assessments.

Objectives

• Conserve and sensitively incorporate natural features as an integral part of the community’s open space system.

• Protect the integrity of the Lake.

• Require dedication of Environmental Reserve (ER) land.

• Provide adequate setbacks from the high water mark.

• Maintain attractive views to and from the Lake.

Policies

The Town will:

4.4.1 Environmental Reserve Dedication For new lakeside subdivisions, require the dedication of a 30.0 m (98.4 ft) shoreline ER from the high water mark of the Lake. Council may allow a variance where it can be demonstrated that the environmental integrity of the Lake will be protected and public access to the lakeshore ensured.

4.4.2 Setbacks for Waterfront Development Require any new waterfront development to be set back a minimum of 30.0 m (98.4 ft) from the high water mark of the Lake and the nearest building. Council may allow a variance where it can be demonstrated that the environmental integrity of the Lake will be protected and public access to the lakeshore ensured.

4.4.3 Waterfront Construction Management Practices Require new development within 300 m (1,000 ft) of the waterfront, where deemed necessary, to implement construction management practices that prevent erosion, sedimentation and flow of nutrients into the Lake. In such cases, the owner / developer would be required to submit a construction management plan to the Town for approval prior to development taking place.

4.4.4 Environmental Impact Assessment Consider requiring an Environmental Impact Assessment (EIA) by a qualified professional(s) where development may have a potentially detrimental effect. If required, the EIA shall include but not necessarily be limited to the following:

a) description of the proposed development, including its purpose, alternatives and staging requirements;

b) description of the biophysical environment that would be affected;

c) prediction of the effects (positive and negative) that the proposed undertaking may have on the biophysical environment;


d) indication of the limitation of the study, criteria used in predicting effects, and interests consulted;

e) recommended measures to mitigate any negative effects identified; and

f) presentation of the results in a framework that can assist decision-makers in determining the final course of action.

4.4.5 Visual Impact Assessment For development that may affect view corridors either from or to the Lake, require that a Visual Impact Assessment be conducted by a qualified professional(s) that provides sufficient information to show the likely effects of the proposed development and the extent to which any undesirable effects may be mitigated by the project design. If required, a Visual Impact Assessment should address the following to the satisfaction of the Town:

a) how the natural features of the site will be preserved so as to contribute to the visual quality of the development;

b) the manner in which the density and form of the proposed development will be considered in terms of its visibility from important viewpoints on and off the Lake; and

c) in areas where development is not visible from important viewpoints, higher densities might be considered more appropriate than in areas of high visibility.

4.5 TRANSPORTATION AND PARKING

Goal: To provide and maintain a sustainable, multi-modal transportation system that supports the safe and efficient movement of people and goods.

Overview

The Town’s current transportation system is geared to the private automobile. Sustainable planning and development practices advocate ‘Complete Streets’ that accommodate not only private cars but also pedestrians, bicycles and public transit (see Section 2.7).

The Sylvan Lake Parking Master Plan (2002) recommended a number of potential parking management techniques (see Section 2.7.2).

In order to deal with peak demand for parking during the summer months, it is recommended that the Town explore the feasibility of instituting a shuttle bus system in partnership with other benfitting stakeholders to move people from peripheral parking facilities to the waterfront and downtown.

Objectives

• Integrate transportation and land use considerations in planning.

• Establish a safe and efficient transportation system with a clear hierarchy of roadway networks.

• Encourage and facilitate multi-modal transportation (automobile, transit, pedestrian, bicycle) where feasible.


• Coordinate transportation planning with Alberta Infrastructure and Transportation and neighbouring municipalities.

• Provide an adequate supply of well-located parking.

Policies

Town Council will:

4.5.1 Roadway Network Use Map 8 – Transportation Network and Parking as a guide for implementing the future arterial and collector roadway network, which will be reflected in future land use planning so that right-of-ways are preserved and future roadway capacities are provided for.

4.5.2 Reconstruction of Lakeshore Drive (Highway 11A) Negotiate with Alberta Infrastructure and Transportation to assume responsibility for Highway 11A (Lakeshore Drive) in the Town of Sylvan Lake. A conceptual design should be prepared to redesign the road right-of-way to an urban roadway cross-section, incorporating a multi-use trail as shown conceptually in Figure 4 – Concept for Transforming Lakeshore Drive (Highway 11A) to a Complete Street.

4.5.3 Parking Standards Review and amend the Land Use Bylaw to allow up to 50% of parking requirements within the Waterfront Commercial/Tourism District and Downtown Core/Commercial Mixed Use Districts to be met through the provision of off-site parking stalls or cash-in-lieu of parking.

4.5.4 Location of Public Parking Lots Use cash-in-lieu of public parking to develop peripheral public parking facilities on the edges of the Plan area. Further study is required to determine if a sufficient amount of cash-in-lieu would be required to cover both land and development costs of either surface parking lots or parking structures.

4.5.5 Downtown Shuttle Bus Work with benefiting stakeholders to explore the feasibility of providing a shuttle bus / trolley to move people around the Plan area and provide connections to peripheral parking facilities. Lakeshore Drive and other downtown streets should be designed to accommodate a future transit / shuttle bus system and methods of financing. This needs to be explored by the Town in consultation with other stakeholders.


4.6 HERITAGE PRESERVATION

Goal: To encourage the conservation and retention of buildings of historic and architectural significance in a manner that ensures that such buildings are retained as functional and attractive elements of the townscape.

Overview

Heritage buildings provide a sense of place and speak to the history of the community. Given that very little is left of Sylvan Lake’s built heritage, this makes the historic Archembault Castle and Lester Residence (Stone House) all the more valuable.

Objectives

• Facilitate the preservation of historic and architecturally significant buildings; and

• Celebrate and educate people about Sylvan Lake’s colorful history.

• Work with Sylvan Lake Historical Society.

Policies

The Town will:

4.6.1 Historic Designation Encourage the owners of historically significant buildings to make application to Alberta Community Development for provincial designation under the Alberta Historical Resources Act.

4.6.2 Adjacent Historic Properties Ensure through provisions in the Land Use Bylaw that infill developments, renovations, and additions to existing buildings respect the historical nature of adjacent properties.


5.0 DESIGN GUIDELINES

The adoption and implementation of design guidelines to ensure a high standard of urban design and development has important benefits to the downtown and waterfront area of Sylvan Lake. Ensuring an attractive setting is key to maintaining and enhancing the downtown and waterfront areas as destinations for shopping, entertainment, tourism and recreation. This will aid economic development and investment efforts and is especially important in attracting new investment.

Implementing a design review process is an important strategy for the Town of Sylvan Lake to undertake, not only to raise the bar for new development, but also to ensure that development creates an attractive and coherent townscape that ties together individual buildings and sites with green spaces, pedestrian connections and parking facilities, and maintains views and public access to the Lake.

It is recommended that design review be carried out as part of evaluating any rezoning application with a Direct Control District, as well as part of the Development Permit application review process for all new construction and site development, all exterior alterations, and any alterations to site improvements.

The design guidelines are not meant to be prescriptive, but rather permit the proponents of a development proposal some flexibility in developing architectural and site development solutions appropriate for the property, while at the same time reflect the public objectives and design guidelines contained in this ARP. Guidelines are intended to provide guidance to the developer and designer to ensure they are fully aware of the range of the Town’s design issues that need to be considered, as well as evaluation criteria.

Based upon the design review process, the individuals who will carry out the review would make their recommendations to the Development Authority. In order to provide the necessary expertise to undertake the design review process, the Town could establish a Design Review Panel comprised of representatives from the architecture, landscape architecture, planning, and visual arts professions to advise and make recommendations to the Approving Authority.

A similar Design Review Panel has been established by the City of Edmonton to improve the quality of urban design for private development and public spaces. This may not be possible for the Town of Sylvan Lake, as there may not be the required number of design professionals available locally to sit on the Design Review Panel. The option is to have a quality urban design firm undertake an independent review of development proposals and make recommendations to the Development Authority. This is often done in Alberta communities as part of the Alberta Main Street Program.


For ease of use, this section has been organized into two sub-sections. General Design Guidelines are general in nature and apply to entire Plan area. District Specific Design Guidelines and polices help define the distinct attributes and character of each district in order that each may achieve its full development potential.

5.1 GENERAL DESIGN GUIDELINES

5.1.1 Views and Public Access to the Lake The attraction for visitors to Sylvan Lake is the Lake itself. It is important to maintain view corridors to and from the Lake, as well as increase public access and connectivity to the Lake.

Theming and public art contribute to the creation of a

distinct sense of place and memorable places. a) An attractive skyline should be maintained as viewed from the Lake.

b) New development should frame key views to and from the Lake rather than block them. A Visual Impact Assessment should be required by the approving authority.

c) View corridors should be maintained at the terminus of public streets.

d) In some cases, a taller, slimmer building with a smaller footprint would be preferable in maintaining views.

e) Opportunities for providing trails / pedestrian greenways to enhance public access to the Lake and parallel to the Lake should be conditions of development.

5.1.2 Theming and Placemaking It is important to create mixed-use districts with a strong identity and a pedestrian-friendly environment. Sylvan Lake’s setting provides excellent opportunities to develop theming and streetscape elements that celebrate the water. Lighthouses, sails and seashells have been incorporated into theming. A Cape Cod architectural motif is recommended for the commercial and higher density residential buildings.

Sylvan Lake’s Cape Cod architectural style is

encouraged for new commercial and higher density

development. a) A Cape Cod waterfront motif should be encouraged in the architectural style of

commercial, mixed-use and higher density residential buildings.

b) The nautical theme incorporating elements such as the lighthouse, sails and sea shells should be used in the streetscape improvements, public art and gateway features.

c) Gateway features should be developed at locations shown on Map 7 – Parks, Open Space and Trails.

5.1.3 Placement, Height and Massing of Buildings Maintaining a small-town atmosphere is important to making the area pedestrian friendly and respecting its natural setting. Articulating building elevations, modulating building mass and maintaining an active streetscape are important urban design objectives.


a) Buildings should be sited to maximize solar penetration and avoid adverse microclimatic effects related to wind and shadowing on and off the site.

b) In commercial and mixed-use areas, buildings should suggest a pattern of individually owned shops with narrow frontages (7 – 15 m) and individual entrances.

c) Permitted maximum heights shall be in accordance with provisions in the Town of Sylvan Lake Land Use Bylaw.

d) Floor plates of taller buildings should be relatively small to allow for increased ground floor open space, maintain view corridors of the Lake and reduce adverse microclimatic effects.

e) Where maximum heights are not specified, before allowing heights in excess of 4 storeys and 15.0 m the applicant should be required to clearly demonstrate to the approving authority that:

i) view corridors to and from the Lake are maintained or enhanced;

ii) the increase in height results in an increase in useable and publicly accessible open space;

iii) the increase in height does not have a detrimental effect on adjoining properties in terms of loss of privacy, shadowing or other adverse microclimatic effects; and

iv) the architectural treatment of the building has superior design elements in terms of use of materials, colours, architectural detailing, etc.

5.1.4 Architectural Treatment of Buildings Architecture should be of high quality and buildings should contribute positively to the street and each other to give form and visual appeal.

a) All building façades should use compatible and harmonious exterior finishing.

b) Finishing materials for all development should be of a high quality, consisting of materials such as glass and glazed window wall systems, brick, stone, wood, architectural concrete, and / or pre-cast coloured concrete. Use of stucco as a finishing material should not be permitted on the first floor of any commercial or mixed-use development. The use of stucco on the upper portions of any development should be limited to 20% of the exterior surface area.

c) Mechanical equipment on the roof of any building should be concealed by incorporating it within the building roof, or by screening it in a way that is consistent with the character and finishing of the building.

d) In order to ensure an interesting streetscape, rooflines and façades of buildings must be articulated in a rhythm appropriate to the size of the site and the scale of the building. This articulation must be substantial enough to be apparent to the passing motorist as well as to the on-site pedestrian.


e) The design of rooftops visible from higher buildings should be carefully considered. Where feasible, rooftop gardens and patios should be provided to improve rooftop aesthetics and provide additional amenity space.

f) For commercial and mixed-use buildings, a step-back should be provided above the first floor to articulate the façade and provide opportunities for patios and outdoor eating areas.

5.1.5 Building Relationship to the Street a) To provide an active and inviting streetscape at ground level, commercial buildings

should build to the property line, with shop fronts that provide individual entrances to the street as well as weather protection features such as awnings, canopies and arcades.

b) Higher density residential development should feature individual entries, doorways, porches and windows at ground level.

c) Commercial and mixed-use developments should be encouraged to have setbacks and mid-block mews to accommodate outdoor cafés and eating areas.

d) Blank walls should be avoided by wrapping active retail or residential uses around above-grade parking structures to maintain an active and attractive streetscape.

e) Buildings on corner sites must provide attractive façades on both the street and avenue, and address adjacent buildings and buildings on opposing corners. Buildings should acknowledge this special site condition by creating visual focal points at the corner such as a circular bay window, clock tower, etc.

5.1.6 Pedestrian Environment Creating a pedestrian-friendly environment and active streetscape is an important urban design consideration to promote walkability in the downtown and waterfront areas.

a) A multi-purpose trail link for pedestrians and cyclists should be incorporated in the redesign of Lakeshore Drive (Highway 11A). (See Figure 5 – Concept Plan Showing Commercial Intensification in Waterfront Commercial District.)

b) Missing trail linkages should be added to create a comprehensive trail system.

c) Pedestrian linkages between the waterfront, downtown and other important destinations in the Plan should be strengthened.

d) The existing trail along the CN rail line should be widened to accommodate a greater volume and variety of users.

Street-oriented retail creates active streets at a human scale on Bernard

Avenue in Kelowna.

e) The construction of barrier-free sidewalks of an appropriate width should be encouraged.

f) Lighting and other street furniture should be at a human scale to enhance the character of the pedestrian realm.


5.1.7 Sustainability Sustainable development principles and practices should be encouraged as part of the design of public and private developments, including the following:

a) Where possible, buildings should be designed to include on-site alternative energy sources such as solar heat, solar electricity and solar energy.

b) The incorporation of features such as daylighting, recycling, reuse of water, low-water landscaping, energy efficient lighting and other devices should be considered in the building and site designs to reduce the consumption of energy and materials.

c) On-site infiltration of stormwater should be considered in the design of open spaces and site development.

d) The site design needs to incorporate design features that encourage walking, bicycling (i.e. bicycle parking), and integrate with the potential for future transit service.

5.1.8 Gateways and Wayfinding (Signage) A system of wayfinding signs, gateway features, kiosks and graphics should be designed and installed to help orient motorists and pedestrians.

a) A graphics standards manual should be developed for gateway features and signage to ensure a comprehensive and unified approach that uses a consistent colour scheme and identifier.

b) Public art should be encouraged on both public and private property to act as reference points.

c) Gateway features should be designed and constructed at strategic locations identified in the Plan.

d) Signs should be coordinated with the design of the building and site in terms of locations, scale, materials, finishes and colours.

e) Signs should be kept to a minimum size and number needed to inform and direct visitors and residents.

f) Lighting of all signs should be maximized and indirect front-lit signs are encouraged wherever possible.

5.1.9 Crime Prevention Through Environmental Design (CPTED) During the review of development proposals, the following CPTED principles should be considered:

a) Methods to achieve natural surveillance should be implemented by providing clear sightlines from within buildings.

b) The creation of areas hidden from view and isolated spaces should be avoided.


c) Spaces should be designed so that people naturally take ownership.

d) Spaces and structures should be designed using high quality durable materials that discourage vandalism and facilitate easy maintenance over time.

e) Properly located entrances, exits, fencing, landscaping and lighting should be designed to subtly direct pedestrian and vehicular traffic.

f) Public spaces should be design to promote year-round and day-long usage.

5.1.10 Parking, Access and Loading In order to accommodate the required parking and loading for commercial, mixed use, and higher density residential without adversely affecting the desire to promote an active streetscape, the following are some design considerations.

a) Opportunities for shared parking facilities should be encouraged.

b) All parking required for residential uses must be accommodated on site. Example of parking and loading located at the rear of

retail uses in Jasper. c) Wherever possible, structured parking should be provided, preferably accessible from the lane.

d) Any surface parking should be located off Lakeshore Drive oriented to the rear of the buildings to encourage continuous, active street-level uses.

e) Above-grade parking structures should have active retail or residential uses wrapped around the base to provide for an active streetscape.

f) Parking and loading should be oriented to the rear of buildings and utilize lane access where available.

g) When designing surface parking lots, several small parking lots spread throughout the site are preferable over large expansive parking lots.

h) Large parking lots (over 15 stalls) should be broken up with landscaped islands and pedestrian walkways.

i) Surface parking lots need to be properly screened, landscaped, drained and lighted.

5.1.11 Designing for a Winter Climate New development within the Plan area should consider incorporating materials and design strategies to minimize the adverse effects of winter climates. Design considerations for a winter climate include the following:

a) Encourage the use of functional and decorative lighting to enhance the appearance of the area during darker winter months.

b) Deciduous trees, where possible, should be planted to shade interior spaces in the summer and allow direct sunlight in the winter.

c) Compact development to minimize the impact of prevailing winds should be encouraged.


d) Brightly-coloured exterior finishes should be encouraged in keeping with the current Cape Cod motif. Recommended colours could include deep greens, reds, burgundies, blues and ochres. All trim colours should be white. This is consistent with the earlier lakefront houses and painted prairie barns found in the region (Marina Bay Architecural Controls, July 1998).

e) Awnings, where possible, over public sidewalks along retail street frontages should be provided to offer shelter from wind, rain and snow.

f) Careful consideration should be given to the type and shape of awnings to be used. Traditional profile, fixed or retractable awnings, with a valence and utilizing high quality canvas or woven acrylic of solid or stripped material are recommended. Vinyl, back-lit or bubble awnings, and awnings less than 1 m (3 ft) which function as signs only, are not considered acceptable. (Recommended by Alberta Main Street Programme)

5.2 DISTRICT SPECIFIC DESIGN GUIDELINES

The following district specific guidelines and policies have been formulated to guide future development and redevelopment in a manner that is tailored to the unique features and design objectives for the eight districts within the Plan area. The districts are shown on Map 10 – Planning Districts.

All waterfront communities with tourism-based

economies require public lake access and a diversity

of activities.

5.2.1 District A – Waterfront Commercial / Tourism

Goal: To offer a wide variety of recreational and commercial opportunities for tourists and local residents while maintaining the integrity of the waterfront ecosystem, as well as maintaining and increasing public access and views of the Lake.

Area Character

Lakeshore commercial development currently does not use maximum building

height, resulting in inefficient use of land.

A major feature of this District is the Sylvan Lake Provincial Park that currently provides the only public access and panoramic views of Sylvan Lake. A number of commercial businesses are located on the south side of Lakeshore Drive that cater to both the tourist and local population. These properties provide opportunities for redevelopment and intensification over time. It is important with the reconstruction of Lakeshore Drive and enhancement of the pedestrian environment that an active streetscape with ground-floor retail uses is created on the south side from 44 Street on the east to the west property line of the Sylvan Lake Golf Course. Very careful consideration needs to be given to the future redevelopment of both the waterslide site and Sylvan Lake Marina sites to ensure public objectives regarding enhancing public access to the waterfront, trail development, preservation of views, access / egress, provisions for parking and architectural treatment of buildings are all properly considered. A major consideration is also the need to expand and ensure continued public access to the Marina, whether developed by the Town or through some type of public / private partnership arrangement.


Objectives • Preserve views to and from the Lake.

• Maintain and increase public access to the Lake.

• Protect the quality of the natural environment.

• Improve the pedestrian environment and connectivity within the district to other parts of the Town.

• Reconstruct Lakeshore Drive.

• Expand the Marina. • Diversify water-related recreational uses to encourage year-round tourism.

Land Uses

• Encourage hotel, residential, entertainment, restaurant, specialty retail and cultural uses to locate in this District.

• Any larger-scale conference facility should be located on the south side of Lakeshore Drive.

• Consider hotel and apartment uses above ground-level retail / service commercial uses.

• Encourage restaurant uses to provide outdoor eating opportunities at ground level or rooftop terraces to capitalize on view of the Lake.

Development Regulations

• The maximum allowable Floor Area Ratio (FAR) shall be 2.0.

• The maximum building height shall be determined on a site-specific basis.

• The maximum building site coverage shall be 50% for development located north of Lakeshore Drive.

• The maximum building site coverage shall be 80% for development located south of Lakeshore Drive.

• For commercial and mixed-use buildings, a step-back should be provided above the first floor to articulate the façade.

Design Guidelines

In this District specific consideration needs to be given to the following:

a) Protect views to and from the Lake by requiring a Visual Impact Assessment (Policy 4.4.5).

b) Hotel and residential uses above ground-level retail should be encouraged.


c) Waterfront buildings on the Marina and Waterslide sites should be permeable – open to views and public access, rather than inward-looking complexes – and designed with an appropriate scale, form and orientation.

d) Careful consideration should be given to the type and shape of awnings to be use. Traditional profile, fixed or retractable awnings, with a valence and utilizing high quality canvas or woven acrylic of solid or striped material are recommended.

e) Provisions are needed for improving public access and trail development along the waterfront as a condition of the redevelopment of the Marina and Waterslide sites.

Details

• In support of any L-DC rezoning application, require the developers / owners of the Marina and Waterslide sites to prepare an integrated urban design plan to address issues related to public access / trail development, maintaining views, height and massing of buildings, parking and traffic impacts, and visual impact to and from the Lake.

• Reconstruct of Lakeshore Drive (Policy 4.5.2).

• Feasibility Study of Marina Expansion (Policy 4.1.3).

• Upgrade the Provincial Park (Policy 4.3.1).

• Implement Trail Network (Policy 4.3.3).

• Implement Gateway and Wayfinding Features (Policy 5.1.8).

• Develop a Conference Centre (Policy 4.1.4).

• Expand the Supply and Quality of Hotel Rooms (Policy 4.4.4).

5.2.2 District B - Golf Course

Goal: Preserve and enhance the Sylvan Lake Golf and Country Club as an attractive green space, while allowing more intensive development of tourism-related, commercial and/or residential uses on the site located adjacent to Lakeshore Drive.

Sylvan Lake Golf and County Club is a major green space in the Plan

area.

Area Character

The Sylvan Lake Golf and Country Club is an 18-hole golf course with a clubhouse on the northeast portion of the site. It is a major green space and amenity within the Plan area that complements other tourist attractions along Lakeshore Drive. The property is privately owned and may be redeveloped for other uses in the future. Within the existing ARP, it is shown as Low Density Residential in the Future Land Use Concept.

It would be desirable to negotiate a density transfer on the site to concentrate higher-density development, such as a hotel and conference centre on the northern portion of the


site, in return for placing a restricted covenant on the property to ensure the residential portion remains as a golf course.

Objectives

• Maintain the majority of Sylvan Lake Golf and Country Club as a green space.

• Ensure future land uses are compatible and contribute to long-term economic growth and environmental sustainability.

• Consider introducing commercial and tourism-related uses within the District.

• Provide better pedestrian connections to the golf course site.

Land Uses

• A hotel, conference centre, residential uses, eating and drinking establishments, and retail uses would be appropriate for the northern part of the site oriented to Lakeshore Drive.

• It is proposed that, through negotiations with the property owners, the majority of the site would continue to be used as a golf course.



• The maximum building height shall be determined on a site specific basis

Design Guidelines

Special design considerations should be given to the following:

a) All commercial development abutting Lakeshore Drive must be built to the property line. The Approving Authority may allow a building setback of 3.0 m (10 ft) from the front property line for commercial uses only to accommodate street-related activities such as outdoor cafés or plazas.

b) The Approving Authority may allow a building setback of up to 5.0 m (16.5 ft) from the front property line to provide for physical separation from the abutting street for residential dwelling units for direct access at grade to accommodate patios, courtyards, verandas and other private amenity space.

c) Parking is to be structured or located at the rear of the building(s).

d) Blank walls of vehicular parking garages (with or without windows) shall not be developed adjacent to or be visible from Lakeshore Drive.


Details

• It is recommended that the Town encourage the property owners of the Golf Course, Marina site (Medican) and Waterslide site (Bear Developments) to collaborate on preparing an overall urban design plan to integrate development of all three sites so that densities and land uses can be considered in terms of cumulative effect on traffic, potential for shared access points and parking, preservation of views to the lake, and pedestrian and open space connections.

• The golf course site should be included as part of the Direct Control provisions of the Land Use Bylaw.

• The multi-use trail should be extended to the golf course site as part of the reconstruction of Lakeshore Drive.

5.2.3 District C – West Village / Higher Density Residential Area

Goal: To maintain and reinforce this area as a higher density residential neighbourhood providing for a range of housing choice in an attractive urban village setting.

Area Character Existing row housing in District C.

This area contains a mixture of housing types ranging from lower density manufactured homes and single-family detached housing to row houses and apartment blocks. District C includes the former Kindercare site, a future potential redevelopment site, existing single-family detached homes; and the Fairway Estates condominium development currently under construction. The Kindercare site is currently underutilized and, given surrounding land uses, is well suited for future higher density residential development. Natural constraints on the site include a tree stand and low-lying areas. Figure 7 illustrates a concept for the redevelopment of the Kindercare site.

Objectives

• Maintain the area as a higher density residential neighbourhood.

• Allow for compatible intensification and infilling of vacant or underutilized sites.

• Enhance the pedestrian environment and walkability by improving connections to other parts of the Plan area.

The Kindercare site is a potential future redevelopment

site. Land Uses

Allow a range of housing types including lower density single-family detached housing, duplexes, row housing, stacked row housing and apartments.




• The maximum building height shall be 4 storeys or 15.0 m.

• The maximum building density shall be 150 units/ha.

• The maximum building site coverage shall be 75%.

Design Guidelines:

Special design considerations should be given to the following: View of the streetscape

along 50 Street. a) The design of apartments, row housing and stacked row housing should take into consideration the scale and character of existing residential buildings on adjacent lots.

b) Parking should be provided in underground structures or located at the rear of the building.

c) Buildings should address the street with individual entries wherever possible.

d) Façades should be articulated to break up the massing of larger buildings with two or more dwelling units fronting onto the street.

Details

• Rezone the Kindercare site from (PF) Public Facility District to (R3) High Density Residential District.

• Widen the trail / sidewalk along 50 Avenue.

5.2.4 District D – Downtown Core / Commercial Mixed Use

Goal Encourage the redevelopment and intensification of the downtown core as a mixed use area for the Town and surrounding region with opportunities to shop, live, work and play all within a pedestrian-friendly environment.

A vacant lot along Main Street (50 Street) disrupts

the continuity of the streetscape.

Area Character

The downtown core is the retail and service centre of Town and features an eclectic mixture of uses that accommodate both resident and tourist needs. Densities in the downtown, however, are quite low, which means land and municipal services are not being used efficiently. Sufficient parking to accommodate increased future users of the area is also lacking. Only two public parking areas are available in the District, one across from the Town Offices and the other across from Centennial Park on the southeast corner of 50A Avenue and 44 Street. Two streets - 46 and 50 Streets - have the potential


to function as attractive pedestrian streets that provide linkages to waterfront amenities, but are in need of streetscaping and façade improvements.

Objectives

• Increase the density of the downtown core to use land efficiently and contend with increasingly high land values.

• Provide opportunities for mixed-use development in the traditional downtown core.

• Provide adequate parking to accommodate future office and commercial development.

• Improve the pedestrian environment.

Land Uses

• Provide for a wide range of land uses including retail, office, institutional, restaurant and entertainment uses.

• Support the intensification and infilling of vacant and underutilized sites.





Design Guidelines

Specific consideration should be given to the following:

a) Maintaining active street level uses.

b) Locating parking in parking structures or at the rear of buildings.

c) Encouraging apartment housing above ground level retail uses.

Details

• Adjust the boundaries of the Land Use District Map to affirm the limits of commercial mixed-use development.

• Feasibility study for shuttle bus.

• Investor Attraction Program (Policy 4.1.1).

• Business Retention and Support Program (Policy 4.1.2).


• Downtown Commercial (Policy 4.2.3).

• Civic Institutional Uses (Policy 4.2.8).

• Location of Public Parking Lots (Policy 4.5.4).

5.2.5 District E – Centennial Park Village / Medium Density Residential Area

Goal To allow for compatible infill residential opportunities at slight higher densities on the lands south of Centennial Park, while maximizing the development potential of the site.

Area Character

Centennial Park currently functions as an extension to the Provincial Park located north of Lakeshore Drive. With the proposed reconstruction of Lakeshore Drive, opportunities exist to better integrate the two park spaces. A number of vacant lots and potential redevelopment sites exist south of 50A Avenue that could potentially be developed to semi-detached row housing or stacked row housing to allow for compatible infilling of these sites.

Objectives

• Create an animated residential streetscape.

• Take advantage of the views of the Lake and proximity to Centennial Park.

• Increase safety in and around Centennial Park by putting “eyes on the street.”

• Redesign Centennial Park to make it a more functional park space.

Land Uses

• No commercial land uses should be allowed to intrude into this area. Encourage compatible infill of semi-detached, row housing or stacked row housing.

• Consider innovative designs for work / live accommodation.




• The maximum building density shall be 75 units/ha.



Design Guidelines


a) Units should be ground-oriented with clearly identified entrances and front yards.

b) No front access should be allowed; all parking access should be from the rear lane.

c) Extended porches and recessed entrances are encouraged.

d) Massing and architectural details should relate well to surrounding single-family housing.

e) Use of a Cape Cod motif is encouraged.

Details

• Street-Oriented Row Housing (Policy 4.2.6).

• Redesign of Centennial Park (Policy 4.5.2).

• Reconstruction of Lakeshore Drive (Policy 4.5.2).

5.2.6 District F – Cottage Area / Low Density Residential Area

Goal Maintain the “Cottage Area” as a traditional low-density residential area consistent with the (R5) Narrow Lot General Residential District and (R1) Low Density Residential District by carefully regulating the scale and character of compatible infill development.

Traditional cottages in the Cottage Area are modestly

sized. Area Character

The “Cottage Area” is characterized by a mixture of small, older traditional cottage-style cabins, many sited on narrow lots, and newly constructed residential infill development ranging from one to two and a half storeys. During consultation activities, stakeholders expressed a desire to retain the low-density housing forms and regulate height, massing and lot coverage to ensure lots were not overbuilt.

Objectives

• Maintain the “Cottage Area” as a low density, single-family detached housing area.

• Adopt guidelines to guide the height, massing, setbacks and lot coverage of new residential infill development in the District.


Sketch showing infill development that respects the local context and is consistent in scale

and massing with existing developments. Source: City of Calgary Infill Guidelines

Land Uses

• Preserve as a traditional low-density, single-family detached residential area.




Design Guidelines Newer homes in the

Cottage Area are larger year-round homes, often

developed to a high architectural standard.


a) New infill development should be designed in a manner that responds to the local context.

b) New infill development should respect the existing scale and massing of its immediate surroundings.

c) The setbacks of new development should respect the established street pattern.

d) The privacy of adjacent residences should be respected.

e) Shadowing onto adjacent properties should be minimized.

f) Infill development should enhance the streetscape, through the retention of healthy mature trees and plantings, or be replaced with landscaping at a value consistent with what has been removed.

Details

• Compatible Residential Infill in “Cottage Area” (Policy 4.2.7).


5.2.7 District G – Railway Park Promenade

Goal To reinforce and upgrade the area as part of Sylvan Lake’s civic centre.

Area Character

Located south of the CNR, this area contains a number of civic and recreational uses such as the Arena, Aquatic Centre, Health Centre and RCMP detachment. It is located in close proximity to the Town Office, Library, Tourist Information and Archives. The area also contains the Lion’s Park. A master plan has been prepared and adopted for this District.

‘March of Canadians’ at Lion’s Legacy Park.

Objectives

• Reinforce the recreation and cultural uses in the area.

• Undertake open space and theming improvements.

• Provide better connectivity with other civic uses north of the tracks.

• Provide for overflow parking. Lion’s Legacy Park viewed from 48 Avenue. • Promote opportunities for a hotel development.

Land Uses

• Maintain civic and community uses and explore potential for development of a hotel.



• The maximum building height shall be 6 storeys or 24.0 m (hotel only).

• The maximum building site coverage shall be 55% / 80% with underground parking.

Design Guidelines

a) Consistent with adopted Railway Promenade Concept Master Plan.

Details

• Consistent with Railway Promenade Concept Master Plan.

• Promote the Development of More Hotel Rooms (Policy 4.1.4).


5.2.8 District H – Highway Commercial

Goal To provide a major gateway to the Plan area and accommodate auto-oriented retail and service areas that benefit from the exposure of large volumes of traffic.

Area Character

This area is characterized by highway commercial uses at the eastern gateway of Lakeshore Drive (Highway 11A and 50 Avenue). Opportunities exist for redevelopment and intensification of some of the sites. Improved landscaping and a major gateway feature would improve this major entry to Sylvan Lake.

Objectives

• Promote infill and intensification of underdevelopment sites for auto-oriented retail and service uses.

• Direct drive-through restaurants or similar uses to this location rather than have them locate in the more pedestrian-oriented downtown core.

• Make this District more pedestrian-friendly with the introduction of sidewalks.

• Introduce better landscaping, gateway and wayfinding features that could more easily direct tourists.

Land Uses

• Encourage auto-oriented uses normally found in the Highway Commercial (CH) District in the Land Use Bylaw.


• The maximum allowable Floor Area Ratio (FAR) shall be 1.0..



Design Guidelines


a) Improved landscaping requirements on public and private property.

b) Provision of a major gateway feature and wayfinding signage.


Details

• Highway Commercial (Policy 4.2.4).

• Re-construction of Lakeshore Drive (Policy 4.5.2).

• Gateways and Wayfinding (Signage) (Policy 5.1.8).


6.0 IMPLEMENTATION STRATEGY AND ACTION PLANS . . . Making It Happen!

Goal To implement policies set out in this ARP in order to guide decision-making regarding land use, quality of development and investments required in civic improvements and infrastructure to encourage private investment.

The Town of Sylvan Lake Waterfront ARP adopted by Council will serve as a guide for evaluating and making decisions regarding growth and development within the Plan area. The ARP will be implemented through the Land Use Bylaw. Map 9 – Future Land Use Concept provides a conceptual land use plan reflecting the desired patterns of growth to achieve a balance between sustained growth, quality and compatible development as reflected in the vision statement.

Most plans flounder after approval because there is resistance from municipalities to provide adequate resources to ensure implementation. A brief description of potential funding sources is provided in this Section. It is the Town of Sylvan Lake’s intent that the policies and priorities established within this ARP will be integrated with the Town’s business planning and budgeting process. The ARP is designed to be a policy document to establish priorities for strategic public investment in roads, parks and streetscape improvements, and to create a regulating environment that ensures higher quality private development.

Objectives

• Implement the policies contained in the ARP to guide decision-making regarding growth, development and strategic capital investments;

• Provide a policy framework for more detailed planning and development control through the Land Use Bylaw;

• Maintain the ARP as a current tool, updating it through an orderly amendment procedure, to reflect changes in the community’s and the municipality’s goals and objectives; and

• Maximize opportunities to lever resources from other levels of government and through public/private partnerships to implement proposals contained in the ARP.

6.1 DESIGN REVIEW PROCESS

The Town can pursue one of two options for the design review process. The first alternative is to establish a Design Review Panel composed of representatives from the architectural, landscape architectural, planning, and visual arts professions to advise and make recommendations to the approving authority and Council on development applications. Failing this, the Town could hire an architectural firm to provide an independent evaluation of development applications to ensure they comply with the design guidelines. This is of particular importance within the higher profile District A – Waterfront Commercial / Tourism and District D – Downtown Core / Commercial Mixed Use.


6.2 AMENDMENTS TO THE LAND USE BYLAW

6.2.1 Schedule A – Land Use District Map The Land Use District Map should align with the Planning Districts shown on Map 10. Judgement will need to be exercised to ensure that nonconforming uses that may cause hardship for individual property owners are avoided.

6.2.2 Schedule B – Supplementary Regulations a) The necessary provisions for implementing a Design Review Process. This could be an expansion of the

existing Section 1(2) Building Orientation and Design or a new section (Section 6.1).

b) Include requirements that the Approving Authority may request an Environmental Impact Assessment (EIA) (Policy 4.4.4).

c) Include requirements for new development within 300 m (1,000 ft) of the waterfront to implement waterfront construction management practices (Policy 4.4.3).

d) Require a Visual Impact Assessment by a qualified professional(s) that assesses the impact of new development on view corridors and how the project design takes steps to mitigate these (Policy 4.4.5).

e) A review and update to the provisions of cash-in-lieu for parking spaces off-site (Policy 4.5.3).

f) Add a provision that the Approving Authority may require a Traffic and/or Parking Impact Assessment as part of an application to amend the Land Use Bylaw or a Development Permit Application.

6.2.3 Lakeshore Commercial District (LC) a) Motels should be deleted as a permitted use.

b) Include a maximum allowable Floor Area Ratio (FAR) of 2.0.

c) For any new development, require all vehicular access to the site via the lane and/or rear of the building.

d) Require all parking and loading areas to be located at the rear of the building.

e) It is recommended that the permitted height remain at 4 storeys or 15.0 m.

6.2.4 Central Commercial District (C) a) Include a maximum allowable Floor Area Ratio (FAR) of 3.0.

b) Increase the maximum allowable height to 4 storeys or 15.0 m.

c) Reduce the maximum site coverage to 80%.

d) Add provisions requiring parking and loading areas to be located at the rear. Some exceptions may be needed (e.g. Cobbs), but in these instances, screening and landscaping of surface parking lots should be required.

6.2.5 Retail and Commercial Service Direct Control District (RCS-DC) a) Gas bars should be removed from the list of permitted uses.


b) Additional row housing should not be allowed in this District, as it may not be compatible with the future need to expand the Downtown Core / Commercial Mixed Use District.

c) Include a maximum Floor Area Ratio (FAR) of 3.0.

d) Include a maximum allowable height of 4 storeys or 15.0 m.

e) Provide for a maximum site coverage of 80%.

f) Front drives should be discouraged wherever possible and access to parking and loading areas should be taken off the rear lane.

6.2.6 Lakeshore Direct Control District (L-DC) a) A portion of the Sylvan Lake Golf and Country Club closest to Lakeshore Drive should be added to this Land

Use Bylaw District.

b) Motels should be deleted as a use in this District, as one of the requirements of the L-DC District is “Council will require the development of each parcel to be based upon comprehensive proposals demonstrating a definite need to be located adjacent to the lakeshore.”

c) Include a maximum allowable Floor Area Ratio (FAR) of 2.0.

d) Subsection (1) public pedestrian access along the lakeshore should be expanded in keeping with potential multi-use trail connections conceptually shown in the Sylvan Lake Waterfront Area Redevelopment Plan and Town of Sylvan Lake Recreation, Parks, and Open Space Master Plan.

e) Subsection (2) should be revised to increase the building setback from the high water mark along the lakeshore from 22.5 m (78.82 ft) to 30 m (98.43 ft). This area should be dedicated as either ER – Environmental Reserve or MR – Municipal Reserve to ensure public access is maintained.

f) Subsection (5) should be expanded to ensure that a requirement for retaining the existing Marina is a condition of any future redevelopment and should be a provision of any development agreement.

g) In keeping with requirement subsection (7), “maintenance or provision of scenic views across the land to the lake be expanded” to include a requirement for a Visual Impact Assessment (Policy 4.4.5).

h) The requirements should be expanded to include the need to complete a Traffic and Parking Impact Assessment as part of any application to amend the Land Use Bylaw.

i) Although maximum building heights are not specified, requirements should include a sun/shade and wind analysis to ensure there are no adverse microclimatic effects on neighbouring properties.

j) We recommend that as part of any amendment to the Lakeshore Direct Control District (L-DC) or Direct Control District (DC-1) there be a pre-consultation requirement with property owners in the immediate vicinity of the proposal who may be impacted by the development proposal.


The following is wording that the City of Edmonton has in its Direct Control Provisions in the City of Edmonton Zoning Bylaw.

710 (DC1) Direct Development Control Provision

710.1 General Purpose

The purpose of this Provision is to provide for detailed, sensitive control of the use, development, siting and design of buildings and disturbance of land where this is necessary to establish, preserve or enhance:

a. areas of unique character or special environmental concern, as identified and specified in an Area Structure Plan or Area Redevelopment Plan; or

b. areas or Sites of special historical, cultural, paleontological, archaeological, prehistorical, natural, scientific or aesthetic interest, as designated under the Historical Resources Act.

710.2 Application

1. This Provision shall only be applied:

a. where specified by an Area Structure Plan or Area Redevelopment Plan; or

b. to those historical resources that have been designated by the Minister or by Council, in accordance with the Historical Resources Act.

710.3 Uses

1. A Development Permit may be issued for those Uses prescribed for the land, in an approved Area Redevelopment Plan or Area Structure Plan, or those Uses consistent with its designation under the Historical Resources Act.

710.4 Development Regulations

1. All developments shall comply with the development regulations contained in an approved Area Redevelopment Plan or Area Structure Plan, except that any regulations or conditions applying as a result of designation of a historical resource under the Historical Resources Act, shall take precedence.

2. In the case of designated historical resources, any application to demolish, alter, restore or repair a building or structure, or to excavate or otherwise disturb land, shall require prior written authority, in accordance with the Historical Resources Act.

3. A development may also be evaluated with respect to its compliance with:

a. the objectives and policies of an applicable Statutory Plan;

b. the General Regulations and Special Land Use Provisions of this Bylaw; and

c. the regulations of abutting Zones.

4. Signs shall comply with the regulations found in Schedule 59H.


http://www.edmonton.ca/infraplan/zoningbylaw/ZoningBylaw/Schedule/Schedule_59H.htm

710.5 Information Requirements

1. In addition to the information normally required for a Development Application under this Bylaw, the applicant shall submit all information specified in an applicable Area Redevelopment Plan or Area Structure Plan and a narrative explaining how the proposed Use or development would be consistent with the intent of the Provision.

2. If the Development Application concerns a historical resource designated under the Historical Resources Act, a Copy of the Minister’s written approval or Council’s written approval, as may be required, shall be submitted with the application.

3. The Development Officer may request any additional information he deems appropriate in order to determine whether the proposed Use or development is consistent with an approved Statutory Plan.

720 (DC2) Site Specific Development Control Provision

720.1 General Purpose

The purpose of this Provision is to provide for direct control over a specific proposed development where any other Zone would be inappropriate or inadequate.

720.2 Application

1. The Provision shall only be applied to a Site to regulate a specific proposed development under the following circumstances: a. the proposed development exceeds the development provisions of the closest equivalent

conventional Zone;

b. the proposed development requires specific/comprehensive regulations to ensure land use conflicts with neighbouring properties are minimized;

c. the Site for the proposed development has unique characteristics that require specific regulations; or

d. the ongoing operation of the proposed development requires specific regulations.

720.3 Contents

1. The applicant shall provide a proposed Direct Control Provision that must contain the following: a. the legal description of the Site to which the proposed Provision shall apply;

b. Use Class Opportunities; and

c. Development Regulations for Use Class Opportunities.

2. The applicant shall submit a Site Plan. The Site Plan shall be appended to the Bylaw that adopts this Provision, and all development in the Provision shall be in accordance with the Site Plan. Building elevations may also be required. The Site Plan will illustrate the issues that necessitated the use of Direct Control and may include:


a. location on the Site of specific Uses, including any accessory Uses and activities;

b. details or elements necessary to better achieve land Use compatibility, such as Urban Design and architectural treatment of structures, increased separation spaces, Landscaping, and the like; and

c. any staging of the development.

The Site Plan will not restrict other provisions of the Zoning Bylaw that were not at issue at the time of the application of the Direct Control Provision.

3. All Regulations in the Zoning Bylaw shall apply to development in the Direct Control Provision, unless such Regulations are specifically excluded or modified in a Direct Control Provision.

4. Signs shall comply with the regulations found in Schedule 59H.

720.4 Information Requirements

1. In addition to the requirements of Section 24, the applicant shall:

a. submit the proposed Direct Control Provision;

b. submit a narrative explaining why the Direct Control Provision is warranted, having regard for the criteria specified in subsection 720.2;

Bylaw 13228 December 5, 2002

c. contact the affected parties, being each assessed owner of land wholly or partly located within a distance of 60.0 m of the Site of the proposed development and the President of each affected Community League and the President of each Business Revitalization Zone Association operating within the distance described above, at least 21 days prior to submission of a Rezoning Application;

d. outline to the affected parties, the details of the application and solicit their comments on the application;

e. document any opinions or concerns, expressed by the affected parties, and what modifications were made to address their concerns; and

f. submit the documentation as part of the Rezoning Application.

6.2.7 Direct Control District (DC-1) a) District G – Railway District Promenade currently is subject to DC-1 districting in the Land Use Bylaw by the

Town and is part of an approved master plan for the area.

b) As previously described in Section 6.2.7, it is recommended that notification and pre-consultation requirements be included as requirements within the Direct Control District (DC-1).


http://www.edmonton.ca/ZoningBylaw/ZoningBylaw/Schedule/Schedule_59H.htm

http://www.edmonton.ca/ZoningBylaw/ZoningBylaw/Part1/Administrative/24__Amendments.htm

6.2.8 Low Density Residential District (R-1) / Narrow Lot General Residential District (R-5) a) To ensure that the scale and density of redevelopment within the cottage area is compatible with existing

development. Maximum building should be maintained at a height of 2 storeys or 10.0 m and a maximum of 50% site coverage. Property owners in the area expressed concern that the Subdivision and Development Appeal Board (SDAB) was being too lax in granting variances to height and density.

6.2.9 Highway Commercial District (CH) a) Given that the high profile location of District H – Highway Commercial as a major gateway to Sylvan Lake, it is

recommended that there be enhanced landscaping and site development standards specified in the Land Use Bylaw for private developments. This could be complemented with gateway features and improved wayfinding signage by the Town.

6.2.10 New Zoning District – Centennial Park Village / Work-Live District Creating a new land use district in the Land Use Bylaw called the Centennial Park Work-Live District would allow for row housing and stacked row housing with a limited range of low-impact professional office uses on the ground floor. These could include such things as professional offices, service retail, artists’ studios, etc. The impact on parking requirements needs to be carefully considered. Development regulations should be as follows:

a) Minimum allowable Floor Area Ratio (FAR) of 1.2.

b) Maximum allowable building height of 3 storeys or 12.0 m.

c) Maximum allowable density of 75 units/ha (40% site coverage).

6.3 ACTION PLANS

Implementing the Town of Sylvan Lake Waterfront ARP will require leadership, support and cooperation between public and private sectors. To practically work with potential resources that may be available, it is recommended that implementation actions be planned over time. Strategies and actions required to implement the ARP are presented in the following tables as immediate (within 1 year), short-term (2-5 years), and long-term (5 years or more). Potential partners are identified with the lead organization in bold. They include:

ACD Alberta Community Development AEDT Alberta Economic Development and Tourism AIT Alberta Infrastructure and Transportation BRZ Heart of Downtown Association CAN Government of Canada CC Chamber of Commerce HS Sylvan Lake Historical Society PS Private Sector SL Town of Sylvan Lake WED Western Economic Diversification


PHASE I – Immediate (within 1 year) 2007

Action Type of Action Responsibility Potential Funding Source

1. Amendments to Land Use Bylaw

(6.2) Regulatory SL • Town Budget

2. Implement Design Review Process (6.1)

Regulatory SL • Town Budget • Application Fees

3. Rezone and Market Kindercare Site (5.2.3)

Project SL • Cost recovery from property sale

4. Develop and Implement Investment Attraction Program (4.1.1)

Program SL CC BRZ

AEDT

• Town Budget • Chamber of Commerce • Provincial and federal

programs 5. Develop and Implement Business

Retention and Support Program (4.1.2)

Program BRZ SL CC

AEDT PS

• BRZ Assessment • Cost recovery • Provincial and federal

programs

6. Undertake Feasibility Study on Marina Expansion (4.1.3)

Capital Project / Study

SL PS

ACD AEDT

• Town Budget • Private sector contributions • Alberta Municipal Infrastructure

Fund • Community Revitalization Zone

Levy 7. Implement Trail Network (4.3.3) Capital Project SL

PS ACD

• Development Agreement • Redevelopment Levy (land

acquisition) • Local Improvement

Assessment Tax 8. Explore Use of Redevelopment Levy

and/or Community Revitalization Zone Levy

Study SL BRZ CC PS

• Town Budget

9. Explore Feasibility of Peripheral Parking and Downtown Shuttle Bus (4.5.4 and 4.5.6)

Project SL BRZ CC

AEDT AIT PS

• Green Municipal Funds • Federal gas tax funding • Alberta Municipal Infrastructure

Fund • Cash-in-lieu for parking



10. Reconstruct Lakeshore Drive

(Highway 11A) (conceptual design and costing) (4.5.2)

Project SL AIT BRZ CC PS

• Green Municipal Funds • Funding from AIT for municipal

takeover from Province of Lakeshore Drive.

• Alberta Municipal Infrastructure Fund

• Federal gas tax funding • Local Improvement

Assessment Tax • Alberta Municipal Infrastructure


Levy 11. Develop and Implement a Heritage

Preservation and Interpretation Program

Program HS SL

ACD BRZ

• Historical Resources Foundation

• Municipal Heritage Partnership Program

PHASE II – Short-Term (2 – 5 years) 2008 – 2011

Action Type of Action

Responsibility Potential Funding Source

1. Upgrade Provincial Park (conceptual

design and costing) (4.3.1) Project ACD

SL BRZ CC

• Provincial capital budgets • Alberta Municipal Infrastructure


Levy 2. Reconstruct Centennial Park*

(conceptual design and costing) (4.3.2) *May be beneficial to combine Provincial Park upgrade and Centennial Park reconstruction as single project.

Project ACD SL

BRZ CC



Levy

3. Continue to Implement Trail Network (4.3.3)

Project SL PS

ACD

• Development Agreements • Redevelopment Levy (land

acquisition only) • Local Improvement

Assessment

4. Develop and Implement Gateway Program SL • Town Budget


Action Type of Action

Responsibility Potential Funding Source

and Wayfinding Program (5.1.2) CC BRZ PS

• Community Revitalization Zone Levy

• Provincial and federal programs

• Corporate and community fundraising

5. Detailed Design / Construction of Expanded Marina (4.1.3)

Project SL PS CC

BRZ ACD

• Town Budget • Private sector contributions • Alberta Municipal Infrastructure


Levy 6. Detailed Design and Reconstruction

of Lakeshore Drive (4.5.2)

Project SL AIT BRZ CC PS







Levy 7. Public Art Program

(4.3.6) Program SL

CC • Alberta Arts Foundation • Portion of Capital Costs for

Public and Private Construction Projects

PHASE III – Long-Term (5 years +) 2012 +


1. Continue to Implement Trail Network

(4.3.3) Project SL

PS ACD

• Development Agreement • Redevelopment Levy (land

acquisition) • Local Improvement

Assessment Tax



2. Detailed Design and Construction of Provincial Park Upgrades (4.3.1)

Project ACD SL

BRZ CC



Levy 3. Detailed Design and Construction of

Centennial Park (4.3.2) Project ACD

SL BRZ CC



Levy 4. Complete Reconstruction of

Lakeshore Drive Project SL

AIT BRZ CC PS







Levy 5. Review and Update to ARP (6.5) Regulatory SL

PS BRZ CC

(other stakeholders)

• Town Budget

6.4 POTENTIAL FUNDING SOURCES

The Town of Sylvan Lake should explore the following potential funding sources for implementing the ARP.

a) Development Agreements

In accordance with Section 650(i) of the MGA “a municipality may in a land use bylaw require that a condition of a development permit being issued is that the applicant enter into an agreement with a municipality” to pay for such items as the construction of roadways, walkways, public utilities, telecommunication systems, parking facilities, etc.


b) Redevelopment Levy

Section 647 of the MGA provides for a redevelopment levy to be imposed and collected as part of the adoption of an area redevelopment plan bylaw. Funds are collected to acquire land for parks, school buildings, or recreation facilities. (An expanded marina may fall into the category of recreation facilities.)

c) Community Revitalization Zone Levy

The Province of Alberta recently amended the MGA to introduce provisions for a Community Revitalization Levy. The intent of the proposed levy is very similar to Tax Increment Financing used throughout the United States to finance strategic investment in community infrastructure and repay the cost of improvements through an increase in the incremental assessed value within the community revitalization area as redevelopment occurs.

The relevant section of the MGA is 381: Division 4 – Business Revitalization Zone Levy:

Division 4.1 Community Revitalization Levy

“Definitions 381.1 In this Division,

(a) ‘incremental assessed value’ means the increase in the assessed value of property located in a community revitalization levy area after the date the community revitalization levy bylaw is approved by the Lieutenant Governor in Council under section 381.2(3);

(b) ‘levy’ means a community revitalization levy imposed under section 381.2(2). Community revitalization levy bylaw

381.2 (1) Each council may pass a community revitalization levy bylaw. (2) A community revitalization levy bylaw authorizes the council to impose a levy in

respect of the incremental assessed value of property in a community revitalization levy area to raise revenue to be used toward the payment of infrastructure and other costs associated with the redevelopment of property in the community revitalization levy area.

(3) A community revitalization levy bylaw has no effect unless it is approved by the Lieutenant Governor in Council.

(4) The Lieutenant Governor in Council may approve a community revitalization levy bylaw in whole or in part or with variations and subject to conditions.

The Province of Alberta is still in the process of preparing and adopting regulations to the Community Revitalization Levy. In speaking with representatives from Alberta Municipal Affairs, these are not expected to be approved until early in 2006.


d) Local Improvement Assessment Tax

Section 389 of the MGA enables municipalities to pass a local improvement bylaw to issue a debenture to fund improvements, in whole or part, with the principal and interest repaid by benefiting property owners. The City of Edmonton has successfully used this mechanism to implement streetscape improvements.

e) Alberta Municipal Infrastructure Fund

This fund is for Core Capital Infrastructure projects such as municipal roads, bridges, public transit vehicles and facilities, water and wastewater systems and facilities, storm drainage systems and facilities, emergency service vehicles and facilities, and infrastructure management system software. It may also include other capital projects such as cultural and recreational facilities, community environmental and energy systems and facilities, solid waste management systems and facilities, municipal buildings and other municipal physical infrastructure.

f) Federal Gas Tax Funding

Announced in May 2005, this funding is designed to go to municipalities in support of environmentally sustainable infrastructure projects such as public transit, water and wastewater treatment, community energy systems and handling of solid waste.

g) Green Municipal Funds

Grants and low interest loans may be available for ‘green’ infrastructure projects from the Federation of Canadian Municipalities. Program priorities are to cut greenhouse gas emissions, improve local air, water and soil quality and to promote renewable energy. Projects should produce verifiable improvements in energy consumption or environmental effectiveness in one or more of the following areas: energy, air, water, solid waste management, sustainable transportation and sustainable community development.

6.5 MONITORING AND UPDATING THE PLAN

A brief “report card” will be prepared and presented to Council and the public annually on how implementation of the Town of Sylvan Lake Waterfront ARP is progressing to ensure the Plan is a ‘living document’ and not a dust collector. A major review and update should be undertaken every five years.

6.6 PLAN AMENDMENTS

Amendments will be considered to the Town of Sylvan Lake Waterfront ARP initiated by the Town of Sylvan Lake, property owners or their representatives, or other parties, in accordance with procedures outlined within the MGA. In all but exceptional circumstances, amendments should be consistent with the vision, goals and objectives of the Plan. The proponent of an amendment will be required to submit a formal request for an amendment, stating reasons for the proposed amendment, along with technical information on how it conforms with the Plan’s goals and objectives.


7.0 GLOSSARY OF TERMS

“apartment” means a residential building consisting of at least 3 dwelling units where none of the dwelling units are rented or are available for rent or occupation for periods of less than 30 days, but shall not include buildings containing units with separate exterior entranceways.

“area redevelopment plan” means a plan adopted by Council as an area redevelopment plan pursuant to the Municipal Government Act that provides a framework for future development in an already developed area.

“arterial road” means a road intended to move large volumes of traffic with minimum interruptions, primarily connecting residential and employment areas.

“collector road” means a road intended to collect traffic from local roadways and carry it to arterial roadways.

“commercial recreation and entertainment facility” means a facility or establishment that provides recreation or entertainment for gain or profit but does not include a casino or adult entertainment establishment.

“Council” means the Council of the Town of Sylvan Lake.

“density” means the volume of buildings on a site.

“detached dwelling” means a residential building containing one dwelling unit, which is physically separate from any other residential building, and does not include a manufactured home.

“developer” means an owner, agent, or any person, firm or company required to obtain or who has obtained a development permit by a Municipal Council.

“development agreement” refers to a servicing agreement made between a developer and the municipality, made pursuant to the Municipal Government Act.

“development authority” means the person or persons appointed pursuant to Development Authority Bylaw No. 1079/95, as amended.

“Development Officer” means a person appointed as a Development Officer pursuant to the Town of Sylvan Lake Land Use Bylaw No. 1307/2003, as amended.

“district” means Land Use District.

downtown” means the historical centre or heart of a town and surrounding region, providing a mixture of retail, office, arts and culture, housing, civic and entertainment uses.

“drinking establishment” means an establishment the primary purpose of which is the sale of alcoholic beverages for consumption on the premises and the secondary purposes of which may include entertainment, dancing, the preparation and sale of food for consumption on the premises, takeout food services and the sale of alcoholic beverages for consumption away from the premises. A drinking establishment includes any premises for which a “Class A” liquor license has been issued and where minors are prohibited by the terms of the license.

Town of Sylvan Lake Waterfront Area Redevelopment Plan May 24, 2006

“duplex” means a separate residential building consisting of two separate dwelling units only, each above grade and have exterior entrances.

“dwelling unit” means a complete building or self-contained portion of a building for the use of one or more individuals living as a single housekeeping unit, containing sleeping, cooking and separate toilet facilities intended as a permanent residence not separated from direct access to the outside by another separate or self-contained set or suite of rooms.

“floor area ratio (FAR)” means the quotient of the gross floor area of all buildings on a parcel divided by the total area of the parcel.

“four-plex” means a building containing four dwelling units, each unit comprising two floor levels and sharing a common party wall with two other units.

“goal” means an idealized end towards which planned action is directed and that provides an indication of what is to be achieved.

“guiding principle” specifies a strategic direction or principle for achieving the vision.

“height” means the vertical distance measured from grade to the peak of a building’s roof. This does not include such features as mechanical penthouses, ventilation equipment or any other feature that the Development Authority determines is not essential to the enclosure of the building or load-bearing framework of the building.

“heritage preservation” means conservation and/or adaptive reuse of the buildings and sites associated with significant historical events.

“hotel” means a building that provides rooms for temporary sleeping accommodation where each room has access from a common interior corridor.

“infill development” means development in mature or built up areas of the city occurring on vacant or underutilized lands, behind or between existing development and which is comparable with the characteristics of surrounding development.

“land use bylaw” (or zoning bylaw) means a bylaw adopted by Council which establishes land use districts and prescribes rules for development within those districts.

“lane” means a public thoroughfare that provides a secondary means of access to a parcel or parcels and that is registered in a land titles office.

“local roads” means roads that provide access to sites and lots and are designated for low volume and slow moving traffic.

“massing” means the spatial relationship of buildings to the street. Vacant lots, parking lots and building plazas weaken the three-dimensional urban design framework of buildings and streets.

“municipal development plan” means a statutory plan, formally adopted by Council, which is intended to describe the future land uses proposed for the municipality


“Municipal Government Act, part 17”, refers to the land use planning legislation under which municipalities may regulate the use and development of land.

“municipal infrastructure” means all physical improvements that are required to provide roads, boulevards and walkways, sanitary sewer, storm sewer, water service, and parks;

“municipal reserve” refers to land dedicated, as part of the subdivision process, for municipal park use.

“municipal utilities” means:

1. facilities for the collection, treatment, distribution or supply of water

2. facilities for the collection, treatment, movement or disposal of sanitary sewage 3. storm sewer drainage facilities

4. electrical utilities

“municipality” means the Town of Sylvan Lake.

“natural environmental preservation area” means an environmentally sensitive or otherwise locally significant area that is to be preserved because of its natural or amenity value to the municipality.

“objective” means directional statements that are usually phrased immeasurable terms for given time frames.

“parking facility” means a structure or an area providing for the parking of motor vehicles.

“pedestrian scale” means to design buildings, open spaces and streets that create comfortable and interesting spaces for pedestrians using them.

“permitted use” means a use that is compatible with other uses in the District and for which a development permit shall be issued, provided it otherwise conforms to the Land Use Bylaw.

“policy” means a statement identifying a specific course of action for achieving objectives.

“row housing” means a group of three or more dwelling units, each unit separated by a common or party wall and having a separate front and rear access to the outside grade.

“setback” means the open space provided between the buildings base and the street.

“step back” refers to a design device whereby the façade of the building is literally “steps back” – often used to ease the transition between a new tall building and a small scale neighbouring building.

“sustainable development” means development that meets the needs of today without compromising the ability of future generations to meet their own needs. This means the community needs to sustain its quality of life and accommodate growth and change by harmonizing long-term economic, environmental and social needs.


“urban design” means planning and architecture that gives regard to design elements such as building form and style, views and vistas, open space, and streetscape treatments to provide an urban context that is both functional and aesthetically pleasing.

“vision” means a positive snapshot of the desired state of a city at a particular point in the future.


REFERENCES

Armstrong Consulting and Parkland Community Planning Services. Sylvan Lake Park Study: Assessment of Alternatives Report, June 2004.

City of Nelson. West & Central Waterfront Visioning Report, March 2002. Earth Tech (Canada) Inc. Sylvan Lake Parking Master Plan, March 2002. Gibbs & Brown Landscape Architects Ltd., Randall Conrad and Associates Ltd., and Tagish Engineering Ltd.

Railway Park Promenade Concept Master Plan, October 2004. ISL Infrastructure Systems Ltd., Lovatt Planning Consultants and Westworth Associates Environmental Ltd. Sylvan

Lake Public Access Study: Findings and Recommendations Report (Third Draft), January 20, 2003. Lacombe County, Red Deer County, and Town of Sylvan Lake. Sylvan Lake Management Plan: 2000 Update. Parkland Community Planning Services. Town of Sylvan Lake Land Use Bylaw No. 1307/2003, August 2003,

consolidated to June 2004. Randall Conrad & Associates Ltd. Town of Sylvan Lake Recreation, Parks and Open Space Master Plan, June 1,

2004. Stantec Consulting Ltd. Town of Sylvan Lake Road Network and Access Review, January 23, 2003. Swabey, Bob (editor). Recollections Beyond Reflections: Sylvan Lake Memories Book 1900-2000, December 2000. Tagish Engineering Ltd. 2004 Infrastructure Study for Town of Sylvan Lake, January 2004. Tagish Engineering Ltd. Lakeshore Drive Storm Water Inception, October 2005. Tagish Engineering Ltd. Recommended 2004 Offsite Levies for the Town of Sylvan Lake, January 2004. Tagish Engineering Ltd. Sylvan Lake Park Study Background Infrastructure Report, January 2004. Town of Sylvan Lake. Town of Sylvan Lake Area Redevelopment Plan, November 26, 1984, consolidated August

1998. Town of Sylvan Lake. Town of Sylvan Lake Municipal Development Plan, Bylaw No 1111/96, November 12, 1996. Town of Sylvan Lake. Town of Sylvan Lake Municipal Development Plan (Draft), April 2005. Urban Systems Ltd. Sylvan Lake Downtown Revitalization Concept Planning (Open House materials), March 2003.


PERSONAL COMMUNICATIONS

Members of Town Council: Mayor Bryan Lambertson Councillor Judy Payne Councillor Ken MacVicar Councillor Lynda Sills Fiedler Councillor Frank Peck Councillor Richard Backs Councillor Bart Dyrland Bob Brown, Owner Bikini’s and Chef’s Francisco Sylvan Lake, Alberta Al Carruthers, President Sylvan Lake Marina Sylvan Lake, Alberta Dan Wilson, Owner Matt Horch, Architect Sylvan Lake Marina Sylvan Lake, Alberta Cheryl Darling, President Chamber of Commerce Sylvan Lake, Alberta Erwin Greisinger, President, Courtenay Real Estate Services Sylvan Lake Resort Calgary, Alberta Terry O’Connor, Owner Sylvan Lake Golf & Country Club Sylvan Lake, Alberta Roger Reilander, Area Manager for East Central Area Grant Santo, District Conservation Officer Provincial Park Sylvan Lake, Alberta Sue Samson, Vice President Marina Bay Homeowners Association Sylvan Lake, Alberta Chuck White, Branch Manager, Community Savings Heart of Downtown Sylvan Lake, Alberta


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